925 R St
Sacramento 95811 · Downtown · City of Sacramento · Coordinates: 38.57198, -121.49788
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 $657,000 ($578,000–$736,000).
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 (+$37,000 contributory est.)
Public building records show issued construction/renovation work on this parcel (13 total permits, latest Mar 13, 2020).
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)
- ! Delayed or open permit activity on this parcel
Plan revision / deferred submittal (SUB-1922119): Pending in review for 7 yr (62.4× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: 10th & R Mixed Use (390 ft SE, 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 (~$7,940/yr at $657,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$662/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:
- 17,772 sq ft (0.41 ac)
- Assessor use:
- Retail / Commercial · Small Retail · Single Tenant
- Tax rate area:
- 03110
- Addresses on lot:
- 1716 10TH ST; 915 R ST; 925 R 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: $578,000 – $736,000 · 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
- 10th & R Mixed Use (Entitled)390 ft 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).
- 905 S Street Apartments (Entitled)430 ft SW
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).
- The Monarch - 805 R ST State Building (Issued)350 ft W
Active in "Issued" for 3.9 yr (first record Dec 13, 2022) with no new permit activity recorded in 19 mo. High-impact scale (241 housing units, 239 deed-restricted affordable, $33,544,000 declared valuation across 13 permits).
- Plan revision / deferred submittal (SUB-1922119) (Abandoned)On this parcel
Pending in review for 7 yr (62.4× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Entity-resolved builders & contractors in ½ mile: Stuart James Construction (3 on parcel, 7 in ½ mi · Commercial tenant improvement); Ntk Fabrication (1 on parcel, 1 in ½ mi · Sign); Danco Ventures (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Sentinel Fire Equipment (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Icon General Contractors (114 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (13 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-1923580 | Addition (adds square footage) | Finaled | Iss. Mar 13, 2020 | $16,500 | EPC Submittal - Exterior patio improvement - Construct shade structure at existing entry/exit doors. - PLNG-INSP |
| COM-1917130 | Addition (adds square footage) | Finaled | Iss. Nov 19, 2019 | $15,000 | EPC Submittal - Exterior patio improvement includes 77 sf addition existing 400sf patio dining area and relocate the car… |
| SUB-1922119 | Plan revision / deferred submittal | Abandoned | App. Nov 13, 2019 | $16,500 | EPC Submittal - Remodel of Commercial Building - Exterior patio improvement of the existing Market 5 One 5 @ 915 R stre… |
| SUB-1916945 | Plan revision / deferred submittal | Abandoned | App. Sep 5, 2019 | $15,000 | EPC Submittal - Remodel of Commercial Building - Exterior patio improvement of the existing Market 5 One 5 @ 915 R Stree… |