934 Q St
Sacramento 95811 · Downtown · City of Sacramento · Coordinates: 38.57256, -121.49762
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 $520,000 ($458,000–$582,000).
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
- ✓ 5 documented municipal building permits on file
On-parcel permit history is indexed through Aug 5, 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)
- ! Delayed or open permit activity on this parcel
Plan revision / deferred submittal (SUB-1919737): Pending in review for 7.1 yr (63.2× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: 10th & R Mixed Use (0.1 mi S, 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 (~$6,378/yr at $520,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$532/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:
- 1,742 sq ft (0.04 ac)
- Assessor use:
- Residential · Single Family · Planned Unit Development
- Tax rate area:
- 03110
- Addresses on lot:
- 934 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: $458,000 – $582,000 · 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
Nearby Activity (½ mile radius, since November 2024)
43 active or recent development projects (544 housing units across completed, permitted, and pipeline stages) and 642 total building permits recorded within ½ mile.
- New construction7 permits (247 units)
- Adds housing (ADU)31 permits (45 units)
- Demolition4 permits
- Additions & renovations139 permits
- Building systems348 permits
- Repairs23 permits
- Other90 permits
Developments Deserving Closer Investigation & Active Area Builders
- 10th & R Mixed Use (Entitled)0.1 mi S
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 SW
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)440 ft 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).
- Plan revision / deferred submittal (SUB-1919737) (Abandoned)On this parcel
Pending in review for 7.1 yr (63.2× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Entity-resolved builders & contractors in ½ mile: Cal Pro Painting (3 on parcel, 5 in ½ mi · General repair); On Time Air Conditioning And Heating (1 on parcel, 1 in ½ mi · Roof replacement); Nss Electric And Solar (1 on parcel, 1 in ½ mi · Electrical / panel); Icon General Contractors (163 in ½ mi · Commercial tenant improvement); Browning Construction (63 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2616921 | Roof replacement | Issued | Iss. Aug 5, 2026 | $23,316 | Change-out w/new ducts Split System to Split System (all-electric heat pump). The existing unit shall be removed. The ne… |
| RES-2509853 | Electrical / panel | Expired Permit | Iss. May 13, 2025 | $1,300 | E-Permit: existing panel 125 Amps - Underground service, new main panel 125 Amps, N/A weather head/masthead work. |
| COM-1919903 | General repair | Withdrawn | Iss. Oct 30, 2019 | $2,500 | EPC Submittal - REMOVE (E) DECK ASSEMBLY; DECKING, ASPHALT MEMBRANE, WEATHERPROOFING & JOIST. INSTALL (N) DECK ASSEMBLY… |
| RES-1919818 | General repair | Withdrawn | App. Oct 14, 2019 | $2,500 | EPC Submittal - REMOVE (E) DECK ASSEMBLY; DECKING, ASPHALT MEMBRANE, WEATHERPROOFING & JOIST. INSTALL (N) DECK ASSEMBLY… |
| SUB-1919737 | Plan revision / deferred submittal | Abandoned | App. Oct 12, 2019 | $2,500 | EPC Submittal - Remodel of Commercial Building - REMOVE (E) DECK ASSEMBLY; DECKING, ASPHALT MEMBRANE, WEATHERPROOFING & … |