611 16th St
Sacramento 95814 · Boulevard Park · City of Sacramento · Coordinates: 38.58207, -121.48322
Executive Verdict · Public-Records Synthesis
Zoned C-2-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $558,000 ($491,000–$625,000).
Upsides & Opportunities
- ✓ 13 documented municipal building permits on file
On-parcel permit history is indexed through Feb 12, 2025, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: reduced flood risk due to levee)
all of the lot of the parcel intersects Zone X: reduced flood risk due to levee. Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: The Grace (520 ft W, entitled). Inspect timeline history before assuming near-term completion.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · HCD APR (½-mile radius)
- ! Year 1 Prop 13 tax reset (~$6,811/yr at $558,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$568/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
Parcel & Assessor
- Lot size:
- 3,200 sq ft (0.07 ac)
- Assessor use:
- Retail / Commercial · Small Retail · Single Tenant
- Tax rate area:
- 03005
- Addresses on lot:
- 609 16TH ST; 609 16TH ST APT A APT A; 609 16TH ST APT B APT B
Zoning & Land Use
C-2-SPD — General Commercial Zone (C)
2040 General Plan: Residential Mixed Use (FAR up to 6)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned C-2 (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned C-2 (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned C-2 (commercial), not a single-family residential zone.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Not in a State-mapped fire hazard severity zone
- FEMA National Flood Hazard Layer
- Zone X: reduced flood risk due to levee (all of the lot) · FIRM panel 06067C0180J, effective June 16, 2015
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $491,000 – $625,000 · Status: Off market
HUD Small Area FMR (ZIP 95814) · FY 2026
Studio $1,640 · 1BR $1,720 · 2BR $2,120 · 3BR $2,820 · 4BR $3,250
Developments Deserving Closer Investigation & Active Area Builders
- The Grace (Entitled)520 ft W
In "Entitled" for 3.4 yr (since Jun 27, 2023), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (26 housing units across 0 permits).
- Juno Mixed-Use (In review)0.27 mi S
In "In review" for 9.6 yr (since Apr 18, 2017), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (198 housing units, $55,118,716 declared valuation across 11 permits).
- C Street Residential Complex (Entitled)0.38 mi NW
In "Entitled" for 2.8 yr (since Jan 29, 2024), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (22 housing units across 0 permits).
- Convention Center Hotel (Fee estimate)0.41 mi SW
In "Fee estimate" for 3.3 yr (since Jul 13, 2023), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale (28 housing units, $175,000,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Alpha Omega Electric (2 on parcel, 2 in ½ mi · Commercial tenant improvement); Peak Electric (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Carmichael Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Water Heaters Only (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Aoe Bay Area (1 on parcel, 1 in ½ mi · Plan revision / deferred submittal).
Permit & Project History on This Parcel (13 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2502957 | Commercial tenant improvement | Expired Application | App. Feb 12, 2025 | $50,000 | EPC - remodel existing coffee shop. New equipment to be installed like for like with existing plumbing and electrical c… |
| COM-2213168 | Commercial tenant improvement | Finaled | Iss. Aug 30, 2022 | $27,500 | EPC - Reapplication for previously approved permit (COM-1902245) that has expired. Tenant improvement to existing one st… |
| SUB-1917873 | Plan revision / deferred submittal | Abandoned | App. Sep 18, 2019 | — | EPC Submittal - Deferred/Revision to Issued Permit COM-1902245 - Sewage ejector pump added to project |
| COM-1917902 | Plan revision / deferred submittal | Complete | App. Sep 18, 2019 | — | EPC Submittal - Revision to Issued Permit COM-1902245 - Revised plumbing sheets to include sewage ejector pump |