321 10th St
Sacramento 95814 · Alkali Flat · City of Sacramento · Coordinates: 38.58719, -121.49024
Executive Verdict · Public-Records Synthesis
Zoned C-2-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $596,000 ($524,000–$668,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$25,000 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Mar 17, 2026).
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: Central Sacramento Studios II (0.39 mi S, issued). 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 (~$7,244/yr at $596,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$604/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:
- 1,580 sq ft (0.04 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03186
- Addresses on lot:
- 321 10TH ST
Zoning & Land Use
C-2-SPD — General Commercial Zone (C)
2040 General Plan: Neighborhood (FAR up to 2)
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: $524,000 – $668,000 · 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
- Central Sacramento Studios II (Issued)0.39 mi S
Active in "Issued" for 2.4 yr (first record Jun 26, 2024) with no new permit activity recorded in 13 mo. High-impact scale (52 housing units, 51 deed-restricted affordable, $9,500,000 declared valuation across 18 permits). current_status changed to "Verify" in snapshot Nov 1, 2026.
- Outbuilding #1 at SRFC Stadium (In review)0.21 mi N
In "In review" for 15 mo (since Aug 27, 2025), exceeding the 241d median and 334d 75th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($450,000,000 declared valuation across 18 permits). current_status changed to "Plan Check Wait" in snapshot Nov 1, 2026.
- C Street Residential Complex (Entitled)0.21 mi E
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).
- Blokable Apartment (Fee estimate)0.24 mi W
In "Fee estimate" for 3.9 yr (since Dec 2, 2022), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (21 housing units, $10,630,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Black Pine Builders (1 on parcel, 129 in ½ mi · New single-family home); Super Brothers Plumbing Heating And Air (1 on parcel, 3 in ½ mi · Remodel / interior alteration); Patio Designers (1 on parcel, 3 in ½ mi · Addition (adds square footage)); Sac Town Electric (1 on parcel, 2 in ½ mi · Electrical / panel); Cabs Heating And Air Conditioning (1 on parcel, 1 in ½ mi · HVAC / heat pump).
Permit & Project History on This Parcel (5 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2603722 | Addition (adds square footage) | Finaled | Iss. Mar 17, 2026 | $12,000 | INSTALL 8'X18' LOUVER PATIO COVER ON TOP OF 3RD FLOOR DECK. Carbon monoxide & Smoke alarms required. Reference CRC secti… |
| RES-2427850 | HVAC / heat pump | Finaled | Iss. Dec 27, 2024 | $14,672 | No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall … |
| RES-2326866 | Electrical / panel | Finaled | Iss. Dec 18, 2023 | $1,950 | E-Permit: existing panel 200 Amps - Underground service, adding 1 outlets (240V). |
| RES-2325394 | Plumbing / water heater / sewer | Finaled |