1100 17th St
Sacramento 95811 · Midtown / Winn Park / Capital Avenue · City of Sacramento · Coordinates: 38.57644, -121.48484
Executive Verdict · Public-Records Synthesis
Zoned RMX-SPD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $824,000 ($725,000–$923,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RMX-SPD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$98,618 contributory est.)
Public building records show issued construction/renovation work on this parcel (12 total permits, latest May 15, 2024).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in Midtown / Winn Park / Capital Avenue
89 substantial renovation & housing permits over 24 months (52.9 per 1,000 parcels vs. 30.4 citywide baseline) (#3 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Midtown / Winn Park / Capital Avenue)
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: Juno Mixed-Use (0.13 mi N, in review). 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 (~$9,844/yr at $824,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$820/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:
- 19,283 sq ft (0.44 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03245
- Addresses on lot:
- 1100 17TH ST; 1100 17TH ST UNIT 106 UNIT 106; 1100 17TH ST UNIT 107 UNIT 107
Zoning & Land Use
RMX-SPD — Residential Mixed Use Zone (R)
2040 General Plan: Residential Mixed Use (FAR up to 8)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RMX (mixed use): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned RMX (mixed use), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned RMX (mixed use), 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: $725,000 – $923,000 · Status: Off market
HUD Small Area FMR (ZIP 95811) · FY 2026
Studio $1,840 · 1BR $1,930 · 2BR $2,380 · 3BR $3,170 · 4BR $3,650
Developments Deserving Closer Investigation & Active Area Builders
- Juno Mixed-Use (In review)0.13 mi N
In "In review" for 9.6 yr (since Apr 18, 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 (198 housing units, $55,118,716 declared valuation across 11 permits).
- Convention Center Hotel (Fee estimate)0.17 mi W
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).
- Tribute Building (Fee estimate)0.28 mi SE
In "Fee estimate" for 4.1 yr (since Oct 4, 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 (33 housing units, $9,380,000 declared valuation across 1 permit).
- 2101 J Mixed Use (Entitled)0.36 mi E
In "Entitled" for 3.9 yr (since Jan 5, 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 (40 housing units, $11,357,445 declared valuation across 2 permits).
Entity-resolved builders & contractors in ½ mile: Precision General Commercial Contractors (3 on parcel, 3 in ½ mi · Commercial tenant improvement); Cool Running Heating And Air (2 on parcel, 2 in ½ mi · HVAC / heat pump); Lt Construction (1 on parcel, 1 in ½ mi · Commercial tenant improvement); D 7 Roofing Services (1 on parcel, 1 in ½ mi · Roof replacement); Mclemore Enterprises (1 on parcel, 1 in ½ mi · Sign).
Permit & Project History on This Parcel (12 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| SIG-2409054 | Sign | Expired Permit | Iss. May 15, 2024 | $4,000 | ONE SET OF CHANNEL LETTERS ON BLACK BACKER |
| COM-2217464 | Fire alarm / sprinkler | Finaled | Iss. Aug 30, 2022 | $2,300 | EPC - Modify existing Ansul Hood/Duct fire System |
| COM-2121595 | Commercial tenant improvement | Expired Permit | Iss. Feb 25, 2022 | $140,000 | EPC - remodel existing 2005 sq ft restaurant remodel to include plumbing, electrical, mechanical, new layout, kitchen … |
| SIG-2121928 | Sign | Expired Permit | Iss. Oct 21, 2021 | $2,000 | Sign #1: Install Front Lit LED Channel Letter 21 sf. Sign #2: LED Lighting Blade Sign, 12 sf |
| COM-1811289 | Remodel / interior alteration |