509 21st St
Sacramento 95811 · Boulevard Park · City of Sacramento · Coordinates: 38.58136, -121.47601
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 $926,000 ($815,000–$1,037,000).
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 (+$36,762 contributory est.)
Public building records show issued construction/renovation work on this parcel (8 total permits, latest Sep 30, 2025).
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: 23rd & F Street - Mixed Use Apartments (0.1 mi SE, 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 (~$11,006/yr at $926,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$917/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:
- 4,356 sq ft (0.10 ac)
- Assessor use:
- Residential · Three Family · Triplex
- Tax rate area:
- 03005
- Addresses on lot:
- 509 21ST ST; 511 21ST ST; 513 21ST 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: $815,000 – $1,037,000 · Status: Off market
HUD Small Area FMR (ZIP 95811) · FY 2026
Studio $1,840 · 1BR $1,930 · 2BR $2,380 · 3BR $3,170 · 4BR $3,650
Developments Deserving Closer Investigation & Active Area Builders
- 23rd & F Street - Mixed Use Apartments (In review)0.1 mi SE
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).
- The Joule Apartments (Issued)0.4 mi S
Active in "Issued" for 3.2 yr (first record Aug 24, 2023) with no new permit activity recorded in 11 mo. High-impact scale (107 housing units, 9 deed-restricted affordable, $29,000,000 declared valuation across 13 permits). current_status changed to "Plan Check Wait" in snapshot Nov 1, 2026.
- 2101 J Mixed Use (Entitled)0.35 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).
- The Grace (Entitled)0.49 mi 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).
Entity-resolved builders & contractors in ½ mile: Mack Construction (1 on parcel, 11 in ½ mi · Addition (adds square footage)); Fox Family Heating And Air Conditioning (3 on parcel, 3 in ½ mi · HVAC / heat pump); A Wisemans Home Improvement (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Air Tech HVAC (1 on parcel, 1 in ½ mi · HVAC / heat pump); Davis Reed Construction (24 in ½ mi · New commercial / non-residential building).
Permit & Project History on This Parcel (8 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2515872 | General repair | Finaled | Iss. Sep 30, 2025 | $10,000 | EPC - replace an existing exterior staircase due to dry-rot - PLNG-INSP |
| COM-2511797 | HVAC / heat pump | Expired Permit | Iss. Jun 9, 2025 | $14,797 | HVAC Permit: HVAC 2 ton gas package change out, ground mount. The existing unit shall be removed. The new unit shall b… |
| COM-2307454 | HVAC / heat pump | Expired Permit | Iss. May 18, 2023 | $15,995 | "Replace existing HVAC system with a Fujitsu 19 seer attic/ground split system, Running new line-set on exterior wall." … |
| COM-2223984 | Addition (adds square footage) | Finaled | Iss. Mar 30, 2023 | $12,000 | EPC - Remove existing stairs and upper deck at back of tri-plex building. Install new 87sqft upper deck, stairs, handrai… |
| RES-2110913 |