904 Q St
Sacramento 95811 · Downtown · City of Sacramento · Coordinates: 38.57265, -121.49801
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 $533,000 ($469,000–$597,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-3A-SPD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$12,788 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Jan 5, 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: 10th & R Mixed Use (0.12 mi SE, entitled). 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 (~$6,526/yr at $533,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$544/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:
- 1,307 sq ft (0.03 ac)
- Assessor use:
- Residential · Single Family · Planned Unit Development
- Tax rate area:
- 03110
- Addresses on lot:
- 904 Q ST
Zoning & Land Use
R-3A-SPD — Multi-Unit Dwelling 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 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: $469,000 – $597,000 · 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
- 10th & R Mixed Use (Entitled)0.12 mi SE
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)0.12 mi S
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)360 ft SW
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).
- 1911-1931 3rd St New Multi-Family Building (Fee estimate)0.48 mi W
In "Fee estimate" for 12 mo (since Nov 10, 2025), exceeding the 210d median and 365d 75th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (72 housing units, $6,600,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Huft Heating And Air Conditioning (2 on parcel, 2 in ½ mi · HVAC / heat pump); Rls Construction (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Icon General Contractors (163 in ½ mi · Commercial tenant improvement); Browning Construction (63 in ½ mi · Commercial tenant improvement); Jones And Lamberti Builders (33 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2600073 | Remodel / interior alteration | Finaled | Iss. Jan 5, 2026 | $23,250 | Hall bath upgrade, all interior and non-structural. Remove and replace toilet/vanity/tub and shower wet area. Water cons… |
| RES-2427251 | Plumbing / water heater / sewer | Finaled | Iss. Dec 16, 2024 | $7,033 | Change-out installation of Electric - 052 gallon to Electric - 052 gallon, located inside building, screening not requir… |
| RES-2108569 | HVAC / heat pump | Finaled | Iss. Apr 22, 2021 | $10,964 | Change-out Split System to Split System. The existing unit shall be removed. The new unit shall be placed in the same lo… |