1131 K St
Sacramento 95814 · Downtown · City of Sacramento · Coordinates: 38.57888, -121.49142
Executive Verdict · Public-Records Synthesis
Zoned C-3-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $573,000 ($504,000–$642,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$8,316 contributory est.)
Public building records show issued construction/renovation work on this parcel (8 total permits, latest Sep 24, 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 (0.14 mi N, 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 (~$6,982/yr at $573,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$582/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:
- 12,800 sq ft (0.29 ac)
- Assessor use:
- Retail / Commercial · Restaurant · Dining
- Tax rate area:
- 03187
- Addresses on lot:
- 1020 12TH ST; 1020 12TH ST STE 110 STE 110; 1020 12TH ST STE 112 STE 112
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: $504,000 – $642,000 · 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)0.14 mi N
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)0.16 mi N
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).
- 918 J Façade Remodel (Entitled)0.18 mi 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).
- Convention Center Hotel (Fee estimate)0.23 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).
Entity-resolved builders & contractors in ½ mile: Max Comfort Solutions (5 on parcel, 5 in ½ mi · HVAC / heat pump); Order (1 on parcel, 3 in ½ mi · Commercial tenant improvement); Dry Creek Construction (1 on parcel, 1 in ½ mi · General repair); Bos Sheet Metal (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Icon General Contractors (184 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (8 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2613499 | Commercial tenant improvement | Issued | Iss. Sep 24, 2026 | $50,000 | EPC - EXPEDITED - Accessibility restroom upgrade to existing nonconforming condition. Extend line to add 1 floor sink, 2… |
| RES-2511475 | HVAC / heat pump | Finaled | Iss. Jun 3, 2025 | $15,000 | No Duct Work Permitted. Change-out Split System (all-electric heat pump) to Split System (all-electric heat pump). The e… |
| COM-2510165 | Roof replacement | Finaled | Iss. May 20, 2025 | $18,988 | HVAC Permit: FOR #421 Hallway: Remove existing roof top unit (2 ton heat pump package unit) and install like for like … |
| RES-2508673 | HVAC / heat pump | Finaled | Iss. Apr 29, 2025 | $14,687 | No Duct Work Permitted. Change-out Split System (all-electric heat pump) to Split System (all-electric heat pump). The e… |