1100 Front St
Sacramento 95814 · Old Sacramento · City of Sacramento · Coordinates: 38.58205, -121.50652
Executive Verdict · Public-Records Synthesis
Zoned C-3-SPD in City of Sacramento and mapped FEMA AE flood due diligence; benchmark value $681,000 ($599,000–$763,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$119,841 contributory est.)
Public building records show issued construction/renovation work on this parcel (21 total permits, latest Jul 31, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in Old Sacramento
12 substantial renovation & housing permits over 24 months (85.7 per 1,000 parcels vs. 30.4 citywide baseline) (#25 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Old Sacramento)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (AE, about 52% of the lot of lot)
Zone AE: 1% annual chance flood (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: 27 Story Residential Mixed Use (0.22 mi S, fee estimate). 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 (~$8,213/yr at $681,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$684/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:
- 81,022 sq ft (1.86 ac)
- Assessor use:
- Miscellaneous · Park / Greenbelt
- Tax rate area:
- 03269
- Addresses on lot:
- 1100 FRONT ST; 1100 FRONT ST STE 100 STE 100; 1100 FRONT ST STE 110 STE 110
Zoning & Land Use
C-3-SPD — Central Business District Zone (C)
2040 General Plan: Residential Mixed Use (FAR up to 2)
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 AE: 1% annual chance flood (Special Flood Hazard Area) (about 52% of the lot); Zone X: minimal flood hazard (about 48% of the lot) · FIRM panel 06067C0160J, 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: $599,000 – $763,000 · 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
- 27 Story Residential Mixed Use (Fee estimate)0.22 mi S
In "Fee estimate" for 5.3 yr (since Aug 11, 2021), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (231 housing units, $112,000,000 declared valuation across 3 permits).
- 301 Capitol Mall (Fee estimate)0.23 mi SE
In "Fee estimate" for 9.8 yr (since Jan 27, 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 (100 housing units, $200,000,000 declared valuation across 1 permit).
- Sacramento Commons - Capitol Towers Estimate (Fee estimate)0.49 mi SE
In "Fee estimate" for 10.7 yr (since Mar 3, 2016), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (218 housing units, $39,082,146 declared valuation across 1 permit).
- Washington Commons (Issued)0.31 mi W
Active in "Issued" for 4.5 yr (first record May 4, 2022) with no new permit activity recorded in 4.5 yr. High-impact scale (35 housing units across 0 permits).
Entity-resolved builders & contractors in ½ mile: Unger Construction (6 on parcel, 6 in ½ mi · Plan revision / deferred submittal); Capital City Signs (2 on parcel, 2 in ½ mi · Other); Collins Electrical (1 on parcel, 2 in ½ mi · Remodel / interior alteration); Clark Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Elite Power (1 on parcel, 1 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (21 permits, 1 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2615935 | Fire alarm / sprinkler | Finaled | Iss. Jul 31, 2026 | $2,700 | EPC - Modifying Kitchen Suppression System |
| COM-2609918 | Commercial tenant improvement | Issued | Iss. Jun 22, 2026 | $58,618 | EPC - EXPEDITED - all interior electrical work new conduit for kitchen equipment (dishwasher/soda machine/air curtain/f… |
| COM-2503314 | Remodel / interior alteration | Expired Application | App. Feb 20, 2025 | $20,000 | EPC - Suite 140, Remodel (409 sf) to coffee shop. Scope of work includes extending an interior wall, adding two doors an… |
| COM-2422932 | Fire alarm / sprinkler |