135 Neasham Cr
Sacramento 95814 · Old Sacramento · City of Sacramento · Coordinates: 38.58062, -121.50646
Executive Verdict · Public-Records Synthesis
Zoned C-3-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $665,000 ($585,000–$745,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$103,464 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Jun 5, 2019).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in Old Sacramento
12 substantial renovation & housing permits over 24 months (85.7 per 1,000 parcels vs. 30.4 citywide baseline) (#25 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Old Sacramento)
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: 27 Story Residential Mixed Use (0.12 mi SE, fee estimate). 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 (~$8,031/yr at $665,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$669/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:
- 28,314 sq ft (0.65 ac)
- Assessor use:
- Retail / Commercial · Vehicle Oriented · Parking Structure
- Tax rate area:
- 03269
- Addresses on lot:
- 109 NEASHAM CIR; 135 NEASHAM CIR
Zoning & Land Use
C-3-SPD — Central Business District Zone (C)
2040 General Plan: Residential Mixed Use (FAR up to 2)
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 06067C0160J, 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: $585,000 – $745,000 · 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
- 27 Story Residential Mixed Use (Fee estimate)0.12 mi SE
In "Fee estimate" for 5.3 yr (since Aug 11, 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 (231 housing units, $112,000,000 declared valuation across 3 permits).
- 301 Capitol Mall (Fee estimate)0.18 mi E
In "Fee estimate" for 9.8 yr (since Jan 27, 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 (100 housing units, $200,000,000 declared valuation across 1 permit).
- Sacramento Commons - Capitol Towers Estimate (Fee estimate)0.42 mi SE
In "Fee estimate" for 10.7 yr (since Mar 3, 2016), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (218 housing units, $39,082,146 declared valuation across 1 permit).
- West Apartments (Issued)0.31 mi W
Active in "Issued" for 5.2 yr (first record Sep 15, 2021) with no new permit activity recorded in 5.2 yr. High-impact scale (285 housing units across 0 permits).
Entity-resolved builders & contractors in ½ mile: T Marshall Associates (3 on parcel, 7 in ½ mi · Remodel / interior alteration); Boldt California (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Icon General Contractors (83 in ½ mi · Commercial tenant improvement); Browning Construction (49 in ½ mi · Commercial tenant improvement); Jones And Lamberti Builders (38 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| SIG-1821725 | Sign | Expired Permit | Iss. Jun 5, 2019 | $9,000 | CITY PROJECT - Install Parking Occupancy Sign Permit for "City" Tower Bridge Garage- On Site |
| COM-1816412 | Remodel / interior alteration | Finaled | Iss. Aug 24, 2018 | $36,000 | — |
| COM-1608779 | Commercial tenant improvement | Finaled | Iss. Jul 18, 2016 | $45,000 | Upgrade existing parking garage PARCS, revenue control system. Provide power to new ceiling mounted directional display… |
| COM-1605793 | Remodel / interior alteration | Expired Permit | Iss. Jun 15, 2016 | $487,672 | EPC - Remodel of Commercial Building - The work consists of modernizing (3) elevators for the City of Sacramento at the … |
| SUB-1605694 | Plan revision / deferred submittal |