421 28th St
Sacramento 95816 · New Era Park · City of Sacramento · Coordinates: 38.57960, -121.46643
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 $1,011,000 ($890,000–$1,132,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1B-SPD allows residential use qualifying for ministerial ADU review under state law (7 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 12 documented municipal building permits on file
On-parcel permit history is indexed through Aug 10, 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)
- ✓ 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
Repair tied to a housing/code case (COM-2215549): Issued after 16 mo (50.1× the 10d median) — slower than 90% of repair tied to a housing/code case permits in City of Sacramento (median 10d, 90th pct 164d, n=310).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Democracy Alley Residences (300 ft NE, 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 (~$11,975/yr at $1,011,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$998/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:
- 3,049 sq ft (0.07 ac)
- Assessor use:
- Residential · Four Family · Fourplex
- Tax rate area:
- 03005
- Addresses on lot:
- 421 28TH ST; 423 28TH ST; 425 28TH 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: $890,000 – $1,132,000 · 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
- Democracy Alley Residences (Entitled)300 ft NE
In "Entitled" for 2.4 yr (since Jun 20, 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 (10 housing units across 0 permits).
- 23rd & F Street - Mixed Use Apartments (In review)0.44 mi W
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).
- Equipment Building, fiber-optic (Issued)0.27 mi NW
Active in "Issued" for 21 mo (first record Feb 7, 2025) with no new permit activity recorded in 13 mo. current_status changed to "Expired Permit" in snapshot Nov 1, 2026.
- Repair tied to a housing/code case (COM-2215549) (Expired Permit)On this parcel
Issued after 16 mo (50.1× the 10d median) — slower than 90% of repair tied to a housing/code case permits in City of Sacramento (median 10d, 90th pct 164d, n=310).
Entity-resolved builders & contractors in ½ mile: Dos Amigos Design Industries (9 on parcel, 9 in ½ mi · Commercial tenant improvement); Omars Electric Works (1 on parcel, 1 in ½ mi · Electrical / panel); TNHC Realty And Construction (88 in ½ mi · New single-family home); Wfc Builders (12 in ½ mi · Commercial tenant improvement); West Fork Construction (8 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (12 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2616413 | Commercial tenant improvement | Finaled | Iss. Aug 10, 2026 | $18,000 | HDB File #: 21-050390 - Units 421, 423, 425 & 427 (all units) EPC - Complete work commenced under expired permits COM-2… |
| COM-2600945 | Repair tied to a housing/code case | Finaled | Iss. Feb 3, 2026 | $6,250 | PERMIT TO COMPLETE WORK ON EXPIRED PERMIT COM-2405928 and COM-2215549 HSG FILE #: 21-050390 EPC - REPLACE FRONT AND REAR… |
| COM-2600427 | Commercial tenant improvement | Expired Permit | Iss. Jan 13, 2026 | $31,250 | HDB File #: 21-050390 - Units 421, 423, 425 & 427 (all units) EPC - Complete work commenced under expired permits COM-2… |
| COM-2516589 | Plan revision / deferred submittal | Complete | App. Aug 6, 2025 | — | EPC - REVISION TO PERMITTED PLANS COM-2504710 HSG FILE #: 21-050390 See correction notices and case managers instruction… |