921 11th St
Sacramento 95814 · Downtown · City of Sacramento · Coordinates: 38.58011, -121.49174
Executive Verdict · Public-Records Synthesis
Zoned C-3-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $595,000 ($524,000–$666,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$21,643 contributory est.)
Public building records show issued construction/renovation work on this parcel (11 total permits, latest Feb 17, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in Downtown
162 substantial renovation & housing permits over 24 months (114.0 per 1,000 parcels vs. 30.4 citywide baseline) (#33 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Downtown)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: minimal flood hazard)
all of the lot of the parcel intersects Zone X: minimal flood hazard. 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: 1121 I Street Mixed-Use (350 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 (~$7,233/yr at $595,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$603/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:
- 16,000 sq ft (0.37 ac)
- Assessor use:
- Office · Office (General) · Multiple Stories
- Tax rate area:
- 03187
- Addresses on lot:
- 1111 J ST; 921 11TH ST; 921 11TH ST # 502 # 502
Zoning & Land Use
C-3-SPD — Central Business District Zone (C)
2040 General Plan: Residential Mixed Use (FAR up to 15)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned C-3 (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned C-3 (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned C-3 (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: minimal flood hazard (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 – $666,000 · 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
- 1121 I Street Mixed-Use (Entitled)350 ft NE
In "Entitled" for 3.7 yr (since Mar 2, 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 (204 housing units across 0 permits).
- 1121 I Street Eight Story Mixed Use (In review)450 ft NE
In "In review" for 2.8 yr (since Jan 19, 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 (206 housing units, $61,800,000 declared valuation across 1 permit).
- Convention Center Hotel (Fee estimate)0.29 mi SE
In "Fee estimate" for 3.3 yr (since Jul 13, 2023), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale (28 housing units, $175,000,000 declared valuation across 1 permit).
- The Grace (Entitled)0.39 mi E
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: Davaco (2 on parcel, 2 in ½ mi · Commercial tenant improvement); Iron Mechanical (2 on parcel, 2 in ½ mi · Addition (adds square footage)); Industrial Electronics (2 on parcel, 2 in ½ mi · Fire alarm / sprinkler); Valley Maintenance (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Capitol Neon (1 on parcel, 1 in ½ mi · Sign).
Permit & Project History on This Parcel (11 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| SIG-2602186 | Sign | Finaled | Iss. Feb 17, 2026 | $24,134 | EPC - Fabricate and Install Cabinet Sign and adding Channel Letters to say "Tropeiros" and "Brazilian Steakhouse". 2 SIG… |
| COM-2326411 | Fire alarm / sprinkler | Finaled | Iss. Jan 17, 2024 | $3,750 | EPC - Hood and duct install |
| COM-2326295 | Remodel / interior alteration | Expired Permit | Iss. Jan 9, 2024 | $7,200 | EPC - 13th floor -- interior only, partial demo of non-accessible restrooms. |
| COM-2320538 | Commercial tenant improvement | Finaled | Iss. Dec 26, 2023 | $250,000 | EPC - Partial carpeting replacement. Selective painting. Casework accessibility modification, Including: FINISHES, LIGHT… |
| COM-1806074 | Addition (adds square footage) |