826 17th St
Sacramento 95811 · Boulevard Park · City of Sacramento · Coordinates: 38.57911, -121.48354
Executive Verdict · Public-Records Synthesis
Zoned C-2-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $608,000 ($535,000–$681,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$9,680 contributory est.)
Public building records show issued construction/renovation work on this parcel (2 total permits, latest Aug 18, 2026).
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: Juno Mixed-Use (380 ft SW, 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 (~$7,381/yr at $608,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$615/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:
- 3,485 sq ft (0.08 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03005
- Addresses on lot:
- 826 17TH ST; 826 17TH ST APT 10 APT 10; 826 17TH ST APT 11 APT 11
Zoning & Land Use
C-2-SPD — General Commercial Zone (C)
2040 General Plan: Residential Mixed Use (FAR up to 8)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned C-2 (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned C-2 (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned C-2 (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: 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: $535,000 – $681,000 · 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
- Juno Mixed-Use (In review)380 ft SW
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).
- The Grace (Entitled)0.22 mi N
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).
- Convention Center Hotel (Fee estimate)0.26 mi SW
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).
- 2101 J Mixed Use (Entitled)0.34 mi SE
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).
Entity-resolved builders & contractors in ½ mile: Parks Electric (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Armstrong Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Icon General Contractors (66 in ½ mi · Commercial tenant improvement); Bt Builders (40 in ½ mi · Commercial tenant improvement); Jones And Lamberti Builders (27 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2614975 | Remodel / interior alteration | Finaled | Iss. Aug 18, 2026 | $17,600 | EPC - Replace Main Panels (1) 120/240v 400a main UG fed disconnect, (16) Meter mains, (16) 240v 70a main breakers, and … |
| RES-2208575 | Plumbing / water heater / sewer | Finaled | Iss. Apr 22, 2022 | $11,000 | Change-out installation of Gas - 050 gallon to Gas - 050 gallon, located inside building, screening not required. |