1614 18th St
Sacramento 95811 · Midtown / Winn Park / Capital Avenue · City of Sacramento · Coordinates: 38.57036, -121.48588
Executive Verdict · Public-Records Synthesis
Zoned R-3A-SPD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $643,000 ($566,000–$720,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-3A-SPD allows residential use qualifying for ministerial ADU review under state law (5 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$23,703 contributory est.)
Public building records show issued construction/renovation work on this parcel (10 total permits, latest Oct 17, 2023).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in Midtown / Winn Park / Capital Avenue
89 substantial renovation & housing permits over 24 months (52.9 per 1,000 parcels vs. 30.4 citywide baseline) (#3 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Midtown / Winn Park / Capital Avenue)
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 (0.35 mi SW, 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 (~$7,780/yr at $643,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$648/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:
- 2,614 sq ft (0.06 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03005
- Addresses on lot:
- 1614 18TH ST; 1614 18TH ST APT A APT A; 1614 18TH ST APT B APT B
Zoning & Land Use
R-3A-SPD — Multi-Unit Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R-3A (multifamily residential): 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 R-3A (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-3A (multifamily residential), 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: $566,000 – $720,000 · 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)0.35 mi SW
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.
- 21Q Apartments (Fee estimate)0.3 mi SE
In "Fee estimate" for 4.2 yr (since Aug 24, 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 (248 housing units, $65,000,000 declared valuation across 2 permits).
- 2100 Q Street Mixed Use (Entitled)0.32 mi SE
In "Entitled" for 4.5 yr (since Apr 29, 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 (600 housing units, $200,000,000 declared valuation across 1 permit).
- 2131 16th Street Modular Mixed-Use Building (Entitled)0.43 mi SW
In "Entitled" for 4.5 yr (since May 26, 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 (41 housing units, $1,776,031 declared valuation across 4 permits).
Entity-resolved builders & contractors in ½ mile: Stone Point Construction (6 on parcel, 6 in ½ mi · Addition (adds square footage)); Spectrum One (1 on parcel, 2 in ½ mi · Remodel / interior alteration); Spectrum One Dba Kitchens Living And Bathrooms (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Five Star Renovations (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Grupe Homes (44 in ½ mi · New single-family home).
Permit & Project History on This Parcel (10 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2322175 | Plan revision / deferred submittal | Complete | App. Oct 17, 2023 | — | EPC - Revision to COM-2306480: Per inspector's corrections, provided structural plans with revised layout that depicts c… |
| COM-2306480 | Commercial tenant improvement | Finaled | Iss. Jul 28, 2023 | $35,000 | EPC - UNIT C ---- SCOPE OF WORK IS LIMITED TO CONSTRUCTION OF INTERIOR REMODELING UNIT "C" WITH CREATE NEW BATHROOM AR… |
| COM-2304098 | Commercial tenant improvement | Finaled | Iss. Apr 10, 2023 | $90,000 | EPC - EXPEDITED 10/7/3- Remodel Units A&B Kitchen and Bathroom only. No Structural changes. Plumbing: All plumbing withi… |
| RES-2304094 | Remodel / interior alteration | Void | App. Mar 2, 2023 | $90,000 | Remodel Units A&B Kitchen and Bathroom only. No Structural changes. Plumbing: All plumbing within original layout. Repla… |