1451 3rd St
Sacramento 95814 · Downtown · City of Sacramento · Coordinates: 38.57706, -121.50449
Executive Verdict · Public-Records Synthesis
Zoned R-5-SPD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $536,000 ($472,000–$600,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-5-SPD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$4,180 contributory est.)
Public building records show issued construction/renovation work on this parcel (21 total permits, latest Sep 18, 2024).
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: 27 Story Residential Mixed Use (0.15 mi N, 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 (~$6,560/yr at $536,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$547/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:
- 243,065 sq ft (5.58 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03269
- Addresses on lot:
- 1400 4TH ST; 1401 3RD ST; 1401 3RD ST # 11 # 11
Zoning & Land Use
R-5-SPD — High-Rise Residential Zone (R)
2040 General Plan: Residential Mixed Use (FAR up to 15)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R-5 (multifamily residential): 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 R-5 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-5 (multifamily residential), 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: $472,000 – $600,000 · 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)0.15 mi N
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)0.2 mi N
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)0.23 mi E
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).
- R St Apartments (Fee estimate)0.28 mi S
In "Fee estimate" for 3.9 yr (since Jan 3, 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 (300 housing units, $85,000,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Timco Construction (7 on parcel, 10 in ½ mi · General repair); Jja Construction (2 on parcel, 2 in ½ mi · Roof replacement); California Boiler (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); James Hannah Mechanical (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Flat Roof Pros (1 on parcel, 1 in ½ mi · Roof replacement).
Permit & Project History on This Parcel (21 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2420619 | Electrical / panel | Finaled | Iss. Sep 18, 2024 | $2,501 | E-Permit: existing panel 200 Amps - Overhead service, new main panel 200 Amps, Replacement weather head/masthead work, m… |
| COM-2221669 | General repair | Expired Permit | Iss. Oct 20, 2023 | $40,000 | EPC - 1. REPAIR EXISTING WALK(DECK) 2. REPLACE EXISTING GUARD RAILING WALL WITH WROUGHT IRON RAILING. 3. REPLACE ROT… |
| COM-2110771 | Roof replacement | Finaled | Iss. May 19, 2021 | $4,500 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 5 squares of Composite Class A. In-progress inspection required if 1… |
| COM-2110749 | Roof replacement | Finaled | Iss. May 19, 2021 | $6,200 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 10 squares of Composite Class A. CRRC: 0890-0013 |