1005 12th St
Sacramento 95814 · Downtown · City of Sacramento · Coordinates: 38.57930, -121.49066
Executive Verdict · Public-Records Synthesis
Zoned C-3-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $543,000 ($478,000–$608,000).
Upsides & Opportunities
- ✓ 22 documented municipal building permits on file
On-parcel permit history is indexed through Apr 16, 2026, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
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: reduced flood risk due to levee)
all of the lot of the parcel intersects Zone X: reduced flood risk due to levee. 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 (0.11 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 (~$6,640/yr at $543,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$553/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:
- 7,750 sq ft (0.18 ac)
- Assessor use:
- Retail / Commercial · Store / Office Combo · Multi-Tenant
- Tax rate area:
- 03187
- Addresses on lot:
- 1005 12TH ST; 1005 12TH ST LOWR 1 LOWR 1; 1005 12TH ST LOWR 2 LOWR 2
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: reduced flood risk due to levee (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: $478,000 – $608,000 · 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)0.11 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)0.13 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).
- Convention Center Hotel (Fee estimate)0.21 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).
- 16th & J MIXED USE (Entitled)0.33 mi E
In "Entitled" for 4.5 yr (since May 26, 2022), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (200 housing units across 0 permits).
Entity-resolved builders & contractors in ½ mile: Wells Construction (10 on parcel, 10 in ½ mi · Plan revision / deferred submittal); Clarke And Rush Mechanical (1 on parcel, 3 in ½ mi · Remodel / interior alteration); Tom Rectenwald Construction (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Everbreeze Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Safer Air USA (1 on parcel, 1 in ½ mi · HVAC / heat pump).
Permit & Project History on This Parcel (22 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2607555 | HVAC / heat pump | Plan Check Wait | App. Apr 16, 2026 | $18,565 | EPC - Replacing a 4 Ton AC unit . Like for Like. Same electrical and footprint specs. AC3 for FedEx on J Street. |
| COM-2500121 | HVAC / heat pump | Finaled | Iss. Feb 26, 2025 | $10,000 | EPC - REMOVE & REPLACE 1 LIKE FOR LIKE SPLIT A/C UNIT |
| COM-1919974 | Plan revision / deferred submittal | Complete | App. Oct 16, 2019 | — | REVISION TO COM-1912809: Removing 3 walls and eletrical outlets from previously approved plans, adding 1 door and glass … |
| COM-1912809 | Commercial tenant improvement | Finaled | Iss. Aug 15, 2019 | $50,000 | Basement Remodel to establish 2 offices; to include minor demolition of 2 - Non Bearing Metal framed walls, Mechanical … |