1100 Q St
Sacramento 95811 · Downtown · City of Sacramento · Coordinates: 38.57173, -121.49497
Executive Verdict · Public-Records Synthesis
Zoned C-2-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $759,000 ($668,000–$850,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$123,911 contributory est.)
Public building records show issued construction/renovation work on this parcel (25 total permits, latest Aug 12, 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)
- ! Delayed or open permit activity on this parcel
Remodel / interior alteration (COM-2106262): Issued after 3 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Sakura Apartments - Affordable Housing Mixed Use (0.41 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 (~$9,103/yr at $759,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$759/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:
- 51,836 sq ft (1.19 ac)
- Assessor use:
- Office · Office (General) · Multiple Stories
- Tax rate area:
- 03110
- Addresses on lot:
- 1100 Q ST; 1102 Q ST; 1102 Q ST STE 100 STE 100
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: $668,000 – $850,000 · 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)0.41 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)0.12 mi W
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)0.2 mi W
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)0.23 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).
Entity-resolved builders & contractors in ½ mile: Icon General Contractors (18 on parcel, 93 in ½ mi · Commercial tenant improvement); J Sutter Builders (1 on parcel, 4 in ½ mi · Commercial tenant improvement); Tractel (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Madsen Roofing And Waterproofing (1 on parcel, 1 in ½ mi · Roof replacement); Atelier 19ad6 (1 on parcel, 1 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (25 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2606961 | Commercial tenant improvement | Finaled | Iss. Aug 12, 2026 | $50,000 | EPC - Restaurant remodel to include an accessible counter, automatic grease interceptor, appliances. |
| FPP-2413253 | Commercial tenant improvement | Finaled | Iss. Jul 24, 2024 | $130,000 | EPC - EXPEDITED - THE SCOPE OF THIS PROJECT IS TO ADD (2) SPLIT SYSTEMS IN EXISTING SUITE 5100. WORK TO CONSIST OF MECH… |
| FPP-2326868 | Commercial tenant improvement | Finaled | Iss. Jan 25, 2024 | $265,000 | EPC - EXPEDITED - REMODEL A PORTION OF AN EXISTING 4TH FLOOR OFFICE, SUITE 4600. THIS INCLUDES, NEW UNDER GRID WALLS & … |
| SIG-2316448 | Sign | Expired Permit | Iss. Aug 21, 2023 | $1,228 | Non-illuminated wall sign, individual letters, 22.3sq ft. Carbon monoxide & Smoke alarms required. Reference CRC section… |