500 N St
Sacramento 95814 · Downtown · City of Sacramento · Coordinates: 38.57717, -121.50182
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 $605,000 ($532,000–$678,000).
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
- ✓ Documented permitted upgrades (+$12,716 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest May 8, 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: 27 Story Residential Mixed Use (0.23 mi NW, 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 (~$7,347/yr at $605,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$612/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:
- 42,689 sq ft (0.98 ac)
- Assessor use:
- Residential · Common Area
- Tax rate area:
- 03009
- Addresses on lot:
- 500 N ST
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: $532,000 – $678,000 · 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
- 27 Story Residential Mixed Use (Fee estimate)0.23 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).
- Canopy Hotel (In review)0.33 mi E
In "In review" for 8.1 yr (since Oct 2, 2018), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (55 housing units, $90,000,000 declared valuation across 3 permits).
- R St Apartments (Fee estimate)0.36 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).
- Homecoming at Creekside South (Entitled)0.37 mi E
In "Entitled" for 7.9 yr (since Jan 3, 2019), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (120 housing units across 0 permits).
Entity-resolved builders & contractors in ½ mile: Phe (1 on parcel, 2 in ½ mi · EV charger); Cba Site Services (1 on parcel, 2 in ½ mi · Other); Dew Hiersoux Construction (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Johnson Controls (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Icon General Contractors (194 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-2506098 | EV charger | Finaled | Iss. May 8, 2025 | $160,465 | EPC - Install (47) Orange NEMA 5-20R Receptacles Install (12) Junction Boxes Install (1) 400A, 208Y/120V Panelboar… |
| COM-1819657 | Other | Finaled | Iss. Jan 2, 2019 | $130,000 | Installation of platform lift to provide disabled access within existing two story parking garage. |
| COM-1809997 | Commercial tenant improvement | Expired Permit | Iss. Sep 26, 2018 | $62,500 | convert existing 770 sq ft office space to new deli restaurant to include finishes, electrical, mechanical, plumbing and… |
| COM-1812688 | Remodel / interior alteration | Finaled | Iss. Jul 5, 2018 | $34,000 | EXPEDITED - C/O Boiler |
| COM-1620388 | Addition (adds square footage) |