2111 F St
Sacramento 95816 · Boulevard Park · City of Sacramento · Coordinates: 38.58078, -121.47598
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 $724,000 ($637,000–$811,000).
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
- ✓ 7 documented municipal building permits on file
On-parcel permit history is indexed through Jun 24, 2026, 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: 23rd & F Street - Mixed Use Apartments (430 ft E, 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 (~$8,704/yr at $724,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$725/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:
- 6,534 sq ft (0.15 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03005
- Addresses on lot:
- 2111 F 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: $637,000 – $811,000 · 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
Nearby Activity (½ mile radius, since November 2024)
29 active or recent development projects (458 housing units across completed, permitted, and pipeline stages) and 833 total building permits recorded within ½ mile.
- New construction8 permits (145 units)
- Adds housing (ADU)16 permits (28 units)
- Demolition8 permits
- Additions & renovations99 permits
- Building systems613 permits
- Repairs27 permits
- Other62 permits
Developments Deserving Closer Investigation & Active Area Builders
- 23rd & F Street - Mixed Use Apartments (In review)430 ft E
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)0.36 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)0.31 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).
- Juno Mixed-Use (In review)0.48 mi W
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).
Entity-resolved builders & contractors in ½ mile: Bonney Plumbing (2 on parcel, 2 in ½ mi · Plumbing / water heater / sewer); Two Rivers Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Modern Edison (1 on parcel, 1 in ½ mi · Electrical / panel); Bryant Heating And Air Conditioning (1 on parcel, 1 in ½ mi · Roof replacement); Anderson Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2612808 | HVAC / heat pump | Finaled | Iss. Jun 24, 2026 | $7,570 | Water Heater Permit: Replace gas water heater with hybrid heat pump water heater, relocating to the exterior wall, insi… |
| RES-2602104 | Roof replacement | Finaled | Iss. Feb 2, 2026 | $15,250 | Install 2.5 ton split system heat pump and new ductwork in attic. Crossover mini split in back yard on ground. New insta… |
| RES-2510568 | Roof replacement | Finaled | Iss. May 22, 2025 | $22,800 | REROOF. "Tear off roof and install Owens Corning Trudentification Duration Cool Shingles. Color White." E-Permit: Tear… |
| RES-2211695 | Electrical / panel | Finaled | Iss. Jun 6, 2022 | $16,000 | AA: - Overhead service. Replacing all old/existing knob and tube wiring with new type NM-B wiring. Carbon monoxide & Sm… |
| RES-2204761 | Plumbing / water heater / sewer | Finaled | Iss. Mar 4, 2022 | $9,120 | AA: Sewer Service replacement or repair, Dig and Bury 20 L.F. If work is required within City Right of Way, the Applica… |
| RES-2204162 | Plumbing / water heater / sewer | Finaled | Iss. Feb 24, 2022 | $20,033 | AA: Sewer Service replacement or repair, Trenchless 80 L.F. If work is required within City Right of Way, the Applicant… |
| RES-2109138 | Electrical / panel | Finaled | Iss. Apr 30, 2021 | $6,000 | Upgrade existing 100 amp main service panel to a new 200 amp service panel. New service panel will be moved over 2 ft. t… |