1706 11th St
Sacramento 95811 · Downtown · City of Sacramento · Coordinates: 38.57204, -121.49588
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 $659,000 ($580,000–$738,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RMX-SPD allows residential use qualifying for ministerial ADU review under state law (1 ADU permit permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$67,033 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Aug 22, 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 (0.46 mi SE, 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 (~$7,963/yr at $659,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$664/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:
- 9,583 sq ft (0.22 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03110
- Addresses on lot:
- 1706 11TH ST; 1706 11TH ST APT 10 APT 10; 1706 11TH ST APT 11 APT 11
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: $580,000 – $738,000 · 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
- Sakura Apartments - Affordable Housing Mixed Use (Issued)0.46 mi SE
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.
- 10th & R Mixed Use (Entitled)450 ft 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).
- The Monarch - 805 R ST State Building (Issued)0.17 mi 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).
- Pop-Up Container Park (Estimate) (Fee estimate)0.45 mi SE
In "Fee estimate" for 22 mo (since Jan 22, 2025), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($1,500,000 declared valuation across 2 permits).
Entity-resolved builders & contractors in ½ mile: Struk Construction (3 on parcel, 3 in ½ mi · General repair); Jeffs (2 on parcel, 2 in ½ mi · Plumbing / water heater / sewer); Joseph Stanley Plumbing Service And Repair (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Icon General Contractors (110 in ½ mi · Commercial tenant improvement); Marketone Builders (34 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2517742 | Plumbing / water heater / sewer | Finaled | Iss. Aug 22, 2025 | $2,275 | Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required. |
| COM-2507748 | Plumbing / water heater / sewer | Expired Permit | Iss. Apr 17, 2025 | $2,500 | Change-out installation of Gas - 030 gallon to Gas - 030 gallon, located inside building, screening not required. |
| COM-2322189 | Plumbing / water heater / sewer | Expired Permit | Iss. Oct 18, 2023 | $2,995 | Plumbing Permit: Replace a new 40 gallon gas water heater to the existing one. Water conserving fixtures are required t… |
| COM-2002963 | Plan revision / deferred submittal | Complete | App. Feb 20, 2020 | — | EXPEDITED - REVISION TO COM-1921386 - (10) HVAC CONDENSER UNITS TO BE RELOCATED WITHIN THE ALLEY AND UNDER DECK; (2) HAV… |