1228 N St
Sacramento 95814 · Downtown · City of Sacramento · Coordinates: 38.57457, -121.49180
Executive Verdict · Public-Records Synthesis
Zoned C-2-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $714,000 ($628,000–$800,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$150,000 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Sep 29, 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: Convention Center Hotel (0.29 mi NE, 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 (~$8,590/yr at $714,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$716/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:
- 12,632 sq ft (0.29 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03110
- Addresses on lot:
- 1228 N ST; 1228 N ST APT 10 APT 10; 1228 N ST APT 11 APT 11
Zoning & Land Use
C-2-SPD — General Commercial 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-2 (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned C-2 (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned C-2 (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: $628,000 – $800,000 · 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
- Convention Center Hotel (Fee estimate)0.29 mi NE
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).
- Jefferson Block - Multi Family Building (Fee estimate)0.3 mi E
In "Fee estimate" for 4.8 yr (since Jan 18, 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 (102 housing units, $31,412,511 declared valuation across 4 permits).
- 10th & R Mixed Use (Entitled)0.37 mi SW
In "Entitled" for 2.7 yr (since Feb 29, 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 (27 housing units, $7,500,000 declared valuation across 1 permit).
- Ironsides Apartments (Fee estimate)0.44 mi SW
In "Fee estimate" for 4.3 yr (since Jul 27, 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 (23 housing units, $9,000,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Tolteca Development (3 on parcel, 3 in ½ mi · Commercial tenant improvement); Quality Electric (2 on parcel, 2 in ½ mi · Remodel / interior alteration); Icon General Contractors (203 in ½ mi · Commercial tenant improvement); Jones And Lamberti Builders (56 in ½ mi · Commercial tenant improvement); Marketone Builders (43 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2621606 | Commercial tenant improvement | Plan Check Target | App. Sep 29, 2026 | $6,000 | Remove (6) non functioning exterior ladders on sides of building and repair stucco as necessary. Fire and Historical hav… |
| COM-2613501 | Remodel / interior alteration | Issued | Iss. Sep 24, 2026 | $400,000 | MULTI-FAMILY HOUSING - EPC - Electrical re-wire of Units 1-36. Replacing 600Amp 3-phase single SMUD meter with new 600 … |
| COM-2516100 | Remodel / interior alteration | Expired Application | App. Jul 31, 2025 | $10,000 | MULTI-FAMILY HOUSING - EPC - Re-wire of unit #13, @ 790 sq ft and Unit #14 @ 850 S/F. Installing a 60 Amp sub-panel in e… |
| COM-2412477 | Windows / doors / siding | Finaled | Iss. Jun 7, 2024 | $28,750 | Repair 200sf of damaged stucco (hairline cracks, big cracks, penetrations. Stucco will match color. Carbon monoxide & … |