800 Q St
Sacramento 95811 · Downtown · City of Sacramento · Coordinates: 38.57300, -121.49940
Executive Verdict · Public-Records Synthesis
Zoned RMX-SPD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $567,000 ($499,000–$635,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RMX-SPD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$16,643 contributory est.)
Public building records show issued construction/renovation work on this parcel (2 total permits, latest Dec 30, 2019).
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: 905 S Street Apartments (0.15 mi S, entitled). 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 (~$6,914/yr at $567,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$576/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:
- 3,920 sq ft (0.09 ac)
- Assessor use:
- Retail / Commercial · Vehicle Oriented · Parking Structure
- Tax rate area:
- 03269
- Addresses on lot:
- 800 Q ST
Zoning & Land Use
RMX-SPD — Residential Mixed Use Zone (R)
2040 General Plan: Residential Mixed Use (FAR up to 8)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RMX (mixed use): 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 RMX (mixed use), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned RMX (mixed use), 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: $499,000 – $635,000 · Status: Off market
HUD Small Area FMR (ZIP 95811) · FY 2026
Studio $1,840 · 1BR $1,930 · 2BR $2,380 · 3BR $3,170 · 4BR $3,650
Developments Deserving Closer Investigation & Active Area Builders
- 905 S Street Apartments (Entitled)0.15 mi S
In "Entitled" for 3.9 yr (since Dec 8, 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 (227 housing units, $65,000,000 declared valuation across 4 permits).
- 10th & R Mixed Use (Entitled)0.18 mi SE
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)0.24 mi SE
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).
- R St Apartments (Fee estimate)0.37 mi W
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: Electric Tech Construction (1 on parcel, 4 in ½ mi · Remodel / interior alteration); Mastec Network Solutions (1 on parcel, 3 in ½ mi · Remodel / interior alteration); Icon General Contractors (157 in ½ mi · Commercial tenant improvement); Browning Construction (63 in ½ mi · Commercial tenant improvement); Jones And Lamberti Builders (33 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-1914507 | Remodel / interior alteration | Finaled | Iss. Dec 30, 2019 | $17,000 | Modification to existing AT&T wireless facility, to include removing (6) RRUS and replace with (3) new RRUS. Scope to a… |
| COM-1719509 | Remodel / interior alteration | Finaled | Iss. May 1, 2018 | $26,500 | Modification to existing cell site to include: Replacement of 12 antennas with 12 new antennas, replace 3 RRUS with 3 n… |