1100 K St
Sacramento 95814 · Downtown · City of Sacramento · Coordinates: 38.57858, -121.49248
Executive Verdict · Public-Records Synthesis
Zoned C-3-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $807,000 ($710,000–$904,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$292,611 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Oct 20, 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 (0.16 mi 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 (~$9,650/yr at $807,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$804/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:
- 4,000 sq ft (0.09 ac)
- Assessor use:
- Office · Office (General) · Multiple Stories
- Tax rate area:
- 03187
- Addresses on lot:
- 1100 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: $710,000 – $904,000 · 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)0.16 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).
- 1121 I Street Mixed-Use (Entitled)0.18 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)0.19 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)0.2 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: Sb James Construction California (2 on parcel, 9 in ½ mi · Commercial tenant improvement); Aircon Energy (1 on parcel, 2 in ½ mi · Remodel / interior alteration); Josh Heckman Construction (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Icon General Contractors (222 in ½ mi · Commercial tenant improvement); Browning Construction (66 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2623478 | Plan revision / deferred submittal | Plan Check Target | App. Oct 20, 2026 | — | Revision to COM-2526020. 1) (E) rebar was found exposed at the underside of the (E) structural concrete at certain locat… |
| COM-2617354 | Plan revision / deferred submittal | Complete | App. Aug 10, 2026 | — | EPC - Revision to COM-2526020: 1) Architectural floor plan changes on Levels 2 and 4 to create a more open office layout… |
| COM-2526020 | Addition (adds square footage) | Issued | Iss. Jul 28, 2026 | $19,099,323 | EPC - Type I-B; Occupancy A-3, B. Renovation of existing 25,079 SF 5-story+basement historic office building (owned by C… |
| COM-2525273 | Remodel / interior alteration | Issued | Iss. Feb 11, 2026 | $1,900,000 | EPC - Renovation of CSAC (CA State Association of Counties) Building, Phase 1: Demolition inside (E) historic building t… |