1015 K St
Sacramento 95814 · Downtown · City of Sacramento · Coordinates: 38.57934, -121.49315
Executive Verdict · Public-Records Synthesis
Zoned C-3-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $655,000 ($576,000–$734,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$62,370 contributory est.)
Public building records show issued construction/renovation work on this parcel (8 total permits, latest Mar 5, 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: 918 J Façade Remodel (490 ft NW, 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 (~$7,917/yr at $655,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$660/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:
- 25,600 sq ft (0.59 ac)
- Assessor use:
- Recreational · Theater · Indoor
- Tax rate area:
- 03187
- Addresses on lot:
- 1011 K ST; 1013 K ST; 1015 K ST
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: $576,000 – $734,000 · 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
- 918 J Façade Remodel (Entitled)490 ft NW
In "Entitled" for 5.5 yr (since May 26, 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 (10 housing units across 0 permits).
- 1121 I Street Mixed-Use (Entitled)0.16 mi 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).
- Canopy Hotel (In review)0.16 mi W
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).
- 1121 I Street Eight Story Mixed Use (In review)0.17 mi 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).
Entity-resolved builders & contractors in ½ mile: Aircon Energy (1 on parcel, 2 in ½ mi · Remodel / interior alteration); D 7 Roofing Services (2 on parcel, 2 in ½ mi · Roof replacement); Mcm Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Bonney Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Pacific Neon (1 on parcel, 1 in ½ mi · Sign).
Permit & Project History on This Parcel (8 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2604346 | Plumbing / water heater / sewer | Issued | Iss. Mar 5, 2026 | $22,483 | Water Heater Permit: Changeout 120 gallon gas water heater in basement 195K BTU like for like. |
| COM-2324246 | Roof replacement | Finaled | Iss. Nov 14, 2023 | $100,000 | E-Permit: Tear Off - No, Resheet - No, 1 layer(s), 68 squares of TPO Single Ply. CRRC: 0676-0001 Tear off, re-sheet, ins… |
| COM-2302197 | Fire alarm / sprinkler | Finaled | Iss. Mar 8, 2023 | $900 | EPC - Design & installation of 2 new fire sprinklers in restrooms, due to code violation that these areas never had spri… |
| SIG-2004597 | Sign | Expired Permit | Iss. Mar 26, 2020 | $11,892 | Fabricate and install (1) set of 16" open pan neon letters reading 'NASH & PROPER'. Letters to be mounted to a 3'-4" x 9… |