455 Capitol Mall
Sacramento 95814 · Downtown · City of Sacramento · Coordinates: 38.57922, -121.50179
Executive Verdict · Public-Records Synthesis
Zoned C-3-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $750,000 ($660,000–$840,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$159,739 contributory est.)
Public building records show issued construction/renovation work on this parcel (33 total permits, latest Sep 8, 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: 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: 301 Capitol Mall (490 ft NW, 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 (~$9,000/yr at $750,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$750/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:
- 23,360 sq ft (0.54 ac)
- Assessor use:
- Office · Office (General) · Multiple Stories
- Tax rate area:
- 03009
- Addresses on lot:
- 455 CAPITOL MALL; 455 CAPITOL MALL STE 115 STE 115; 455 CAPITOL MALL STE 125 STE 125
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 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: $660,000 – $840,000 · 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
- 301 Capitol Mall (Fee estimate)490 ft NW
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)0.18 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).
- 27 Story Residential Mixed Use (Fee estimate)0.2 mi W
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).
- 800 K Mixed Use (Fee estimate)0.29 mi E
In "Fee estimate" for 9.7 yr (since Feb 16, 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 (92 housing units, $20,222,208 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Icon General Contractors (2 on parcel, 193 in ½ mi · Commercial tenant improvement); Jeff Gunnell Construction (10 on parcel, 33 in ½ mi · Commercial tenant improvement); Descor (2 on parcel, 17 in ½ mi · Commercial tenant improvement); White Star Construction (3 on parcel, 15 in ½ mi · Commercial tenant improvement); Schetter Electric (1 on parcel, 10 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (33 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| FPP-2614623 | Commercial tenant improvement | Issued | Iss. Sep 8, 2026 | $174,092 | EPC - EXPEDITED - 1. CONSTRUCTION OF (N) WALLS FOR (N) OFFICE ROOMS, BREAK ROOM, IT ROOM, CLOSETS, AND DOORS. 2. RELAT… |
| FPP-2525452 | Commercial tenant improvement | Finaled | Iss. Jan 9, 2026 | $202,838 | EPC - EXPEDITED - SCOPE OF WORK UNDER THIS PERMIT IS TO DEMISE THE 5TH FLOOR OF AN EXISTING OFFICE BUILDING INTO TWO SUI… |
| FPP-2524748 | Commercial tenant improvement | Finaled | Iss. Dec 15, 2025 | $130,079 | EPC - EXPEDITED - 1.DEMOLITION OF INTERIOR OFFICES, MINOR IMPROVEMENTS INCLUDING CASEWORK, TWO PARTITION WALLS, AND CEI… |
| COM-2524747 | Remodel / interior alteration | Void | App. Nov 25, 2025 | $130,079 | VOID, WRONG RECORD TYPE |