2109 D St
Sacramento 95816 · New Era Park · City of Sacramento · Coordinates: 38.58296, -121.47519
Executive Verdict · Public-Records Synthesis
Zoned R-1B-SPD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $827,000 ($728,000–$926,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1B-SPD allows residential use qualifying for ministerial ADU review under state law (3 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$150,000 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Feb 3, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in New Era Park
26 substantial renovation & housing permits over 24 months (37.0 per 1,000 parcels vs. 30.4 citywide baseline) (#8 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (New Era Park)
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)
- ! Delayed or open permit activity on this parcel
HVAC / heat pump (RES-2212284): Issued after 2 mo — slower than 90% of hvac / heat pump permits in City of Sacramento (median 0d, 90th pct 2d, n=19,324).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: 23rd & F Street - Mixed Use Apartments (0.18 mi S, in review). 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 (~$9,878/yr at $827,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$823/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:
- 3,244 sq ft (0.07 ac)
- Assessor use:
- Residential · Residential Conversion
- Tax rate area:
- 03005
- Addresses on lot:
- 2109 D ST
Zoning & Land Use
R-1B-SPD — Single-Unit or Duplex Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R-1B (two-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotCan't tell
Zoned R-1B (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling Zone.
- SB 9: split into two lotsCan't tell
Zoned R-1B (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling 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: $728,000 – $926,000 · Status: Off market
HUD Small Area FMR (ZIP 95816) · FY 2026
Studio $2,120 · 1BR $2,220 · 2BR $2,730 · 3BR $3,630 · 4BR $4,190
Developments Deserving Closer Investigation & Active Area Builders
- 23rd & F Street - Mixed Use Apartments (In review)0.18 mi S
In "In review" for 2.7 yr (since Mar 6, 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 (33 housing units, $2,961,763 declared valuation across 1 permit).
- 20th Place Apartments (Fee estimate)0.2 mi SW
In "Fee estimate" for 5.6 yr (since Apr 21, 2021), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (50 housing units, $12,000,000 declared valuation across 2 permits).
- 2101 J Mixed Use (Entitled)0.47 mi S
In "Entitled" for 3.9 yr (since Jan 5, 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 (40 housing units, $11,357,445 declared valuation across 2 permits).
- Studio30 Apartments (Entitled)0.47 mi W
In "Entitled" for 4.3 yr (since Aug 4, 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 (30 housing units across 0 permits).
Entity-resolved builders & contractors in ½ mile: Mack Construction (1 on parcel, 10 in ½ mi · Addition (adds square footage)); Bonney Plumbing (2 on parcel, 2 in ½ mi · HVAC / heat pump); Bristol Construction (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Zimmerman Re Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Indie Capital Constructors (13 in ½ mi · New single-family home).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2600878 | Remodel / interior alteration | Issued | Iss. Feb 3, 2026 | $276,000 | EPC - EXPEDITED - Convert duplex into single family dwelling, Add pre-fabricated metal spiral stairs. Kitchen and bathro… |
| RES-2526948 | Plumbing / water heater / sewer | Finaled | Iss. Dec 19, 2025 | $22,568 | Remove 2 existing tank water heaters from side yard and install new Navien NPE-240A2 199K BTU (gas tankless water heater… |
| RES-2212284 | HVAC / heat pump | Finaled | Iss. Jul 26, 2022 | $20,000 | No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall … |
| RES-1923985 | Windows / doors / siding | Finaled | Iss. Dec 10, 2019 | $11,230 | EXPEDITED - Dry-rot repairs to front stairs to include stringers, treads, and siding. Reuse existing handrail. - PLNG-I… |