515 P St
Sacramento 95814 · Downtown · City of Sacramento · Coordinates: 38.57565, -121.50238
Executive Verdict · Public-Records Synthesis
Zoned R-5-SPD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $593,000 ($522,000–$664,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-5-SPD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 5 documented municipal building permits on file
On-parcel permit history is indexed through Oct 8, 2026, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
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: R St Apartments (0.26 mi SW, fee estimate). 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 (~$7,210/yr at $593,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$601/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:
- 55,757 sq ft (1.28 ac)
- Assessor use:
- Residential · High Rise Apartment
- Tax rate area:
- 03009
- Addresses on lot:
- 515 P ST; 515 P ST APT 1001 APT 1001; 515 P ST APT 1002 APT 1002
Zoning & Land Use
R-5-SPD — High-Rise Residential Zone (R)
2040 General Plan: Residential Mixed Use (FAR up to 15)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R-5 (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-5 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-5 (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 06067C0160J, 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: $522,000 – $664,000 · Status: Off market
HUD Small Area FMR (ZIP 95814) · FY 2026
Studio $1,640 · 1BR $1,720 · 2BR $2,120 · 3BR $2,820 · 4BR $3,250
Developments Deserving Closer Investigation & Active Area Builders
- R St Apartments (Fee estimate)0.26 mi SW
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).
- 27 Story Residential Mixed Use (Fee estimate)0.29 mi NW
In "Fee estimate" for 5.3 yr (since Aug 11, 2021), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (231 housing units, $112,000,000 declared valuation across 3 permits).
- 3S Mixed-Use (Entitled)0.34 mi SW
In "Entitled" for 6.6 yr (since Mar 24, 2020), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (190 housing units across 0 permits).
- Kind Project (Entitled)0.34 mi S
In "Entitled" for 4.9 yr (since Dec 15, 2021), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (72 housing units across 0 permits).
Entity-resolved builders & contractors in ½ mile: Valley Fire And Security Alarms (3 on parcel, 3 in ½ mi · Fire alarm / sprinkler); Kustom Us (1 on parcel, 2 in ½ mi · Commercial tenant improvement); Icon General Contractors (175 in ½ mi · Commercial tenant improvement); Browning Construction (63 in ½ mi · Commercial tenant improvement); Marketone Builders (50 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2616864 | Fire alarm / sprinkler | Issued | Iss. Oct 8, 2026 | $3,545 | EPC - Modifications to an existing fire alarm system in a multi-story retirement community: A. Installing (1) new addre… |
| COM-2400709 | General repair | Finaled | Iss. Jan 10, 2024 | $3,000 | Dry Rot Repair Permit: At living room install 160 square feet of 5/8 drywall, tape, texture, paint. At unit 205 install… |
| COM-1816423 | Fire alarm / sprinkler | Finaled | Iss. Sep 18, 2018 | $1,779 | EPC Submittal - Addition to Commercial Building - INSTALLING (1) NEW CO DETECTOR IN LAUNDRY ROOM & CONNECTING TO EXISTIN… |
| SUB-1815923 | Plan revision / deferred submittal | Abandoned | App. Aug 17, 2018 | $1,779 | EPC Submittal - Addition to Commercial Building - INSTALLING (1) NEW CO DETECTOR IN LAUNDRY ROOM & CONNECTING TO EXISTIN… |