1420 16th St
Sacramento 95814 · Downtown · City of Sacramento · Coordinates: 38.57298, -121.48782
Executive Verdict · Public-Records Synthesis
Zoned C-2-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $592,000 ($521,000–$663,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$9,692 contributory est.)
Public building records show issued construction/renovation work on this parcel (12 total permits, latest Nov 20, 2025).
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: Sakura Apartments - Affordable Housing Mixed Use (0.44 mi S, issued). 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 (~$7,199/yr at $592,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$600/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:
- 19,602 sq ft (0.45 ac)
- Assessor use:
- Residential · High Rise Apartment
- Tax rate area:
- 03110
- Addresses on lot:
- 1420 16TH ST; 1420 16TH ST STE 100 STE 100; 1420 16TH ST STE 150 STE 150
Zoning & Land Use
C-2-SPD — General Commercial Zone (C)
2040 General Plan: Residential Mixed Use (FAR up to 8)
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: $521,000 – $663,000 · 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
- Sakura Apartments - Affordable Housing Mixed Use (Issued)0.44 mi S
Active in "Issued" for 2.8 yr (first record Jan 29, 2024) with no new permit activity recorded in 15 mo. High-impact scale (134 housing units, 133 deed-restricted affordable, $16,753,756 declared valuation across 25 permits). current_status changed to "Process Wait" in snapshot Nov 1, 2026.
- Jefferson Block - Multi Family Building (Fee estimate)520 ft NE
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).
- The Ice Box (Fee estimate)0.28 mi S
In "Fee estimate" for 4.9 yr (since Dec 14, 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 (65 housing units, $11,767,265 declared valuation across 2 permits).
- Convention Center Hotel (Fee estimate)0.29 mi N
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).
Entity-resolved builders & contractors in ½ mile: Rtjn Enterprises (3 on parcel, 3 in ½ mi · Commercial tenant improvement); Capitol Neon (2 on parcel, 2 in ½ mi · Sign); Tesla Energy Operations (1 on parcel, 1 in ½ mi · Solar / battery storage); Barragan Construction (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Wfc Builders (1 on parcel, 1 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (12 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2524403 | Plan revision / deferred submittal | Complete | App. Nov 20, 2025 | — | EPC - REVISION TO COM-2517734 - Adding new handwashing sink and floor sink per health department requirements. Tying int… |
| COM-2517734 | Commercial tenant improvement | Expired Permit | Iss. Oct 22, 2025 | $12,000 | EPC - New electrical and water lines to existing cabinet for espresso machine. New water and tie into existing drain for… |
| RES-2222833 | Solar / battery storage | Expired Permit | Iss. Oct 27, 2022 | $18,656 | 7.2kw Solar PV System, and 0gal Solar WH System (water heater installed null). All supply side connections, main breake… |
| COM-2203396 | Commercial tenant improvement | Finaled | Iss. Mar 8, 2022 | $10,000 | EPC - BUILD NEW WALL WITH A DOOR TO ENCLOSE A UTILITY AREA AND LIMIT ACCESS. |