1010 5th St
Sacramento 95814 · Downtown · City of Sacramento · Coordinates: 38.58185, -121.50052
Executive Verdict · Public-Records Synthesis
Zoned C-3-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $711,000 ($626,000–$796,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$144,111 contributory est.)
Public building records show issued construction/renovation work on this parcel (75 total permits, latest Oct 12, 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: 301 Capitol Mall (0.2 mi SW, 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 (~$8,555/yr at $711,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$713/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:
- 13,600 sq ft (0.31 ac)
- Assessor use:
- Office · Office (General) · Multiple Stories
- Tax rate area:
- 03000
- Addresses on lot:
- 1010 5TH ST; 428 J ST; 428 J ST STE 100 STE 100
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 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: $626,000 – $796,000 · 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
- 301 Capitol Mall (Fee estimate)0.2 mi SW
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).
- 800 K Mixed Use (Fee estimate)0.26 mi SE
In "Fee estimate" for 9.7 yr (since Feb 16, 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 (92 housing units, $20,222,208 declared valuation across 1 permit).
- Railyards Lot 46A Apartments (Entitled)0.3 mi NE
In "Entitled" for 6.9 yr (since Dec 9, 2019), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (150 housing units across 0 permits).
- Canopy Hotel (In review)0.32 mi SE
In "In review" for 8.1 yr (since Oct 2, 2018), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (55 housing units, $90,000,000 declared valuation across 3 permits).
Entity-resolved builders & contractors in ½ mile: Icon General Contractors (6 on parcel, 220 in ½ mi · Commercial tenant improvement); Jeff Gunnell Construction (24 on parcel, 41 in ½ mi · Commercial tenant improvement); Dasco Commercial Construction (1 on parcel, 7 in ½ mi · Commercial tenant improvement); Mastec Network Solutions (2 on parcel, 5 in ½ mi · Remodel / interior alteration); Deacon (1 on parcel, 4 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (75 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| FPP-2619212 | Commercial tenant improvement | Issued | Iss. Oct 12, 2026 | $195,560 | EXPEDITED - CONSTRCTION OF NEW IMPROVEMENTS. WORK TO INCLUDE NEW INTERIOR PARTITONS, FINISHES, HVAC, PLUMBING, ELECTRICA… |
| FPP-2613855 | Plan revision / deferred submittal | Complete | App. Jul 1, 2026 | — | EPC - EXPEDITED - REVISION TO FPP-2604322: UPDATED SUITE NUMBER ALL SHEETS, UPDATED FINISHES, MILLWORK, UPDATED ELEC AND… |
| FPP-2604322 | Commercial tenant improvement | Finaled | Iss. May 5, 2026 | $385,000 | EPC - EXPEDITED - FPP TENANT IMPROVEMENT REMODEL, DEMOLITION, NEW INTERIOR PARTITIONS, ELECTRICAL, MECHANICAL, PLUMBING … |
| COM-2522212 | General repair | Finaled | Iss. Dec 8, 2025 | $45,000 | EPC - swapping antennas, swapping power plant and batteries. |