926 22nd St
Sacramento 95816 · Boulevard Park · City of Sacramento · Coordinates: 38.57637, -121.47738
Executive Verdict · Public-Records Synthesis
Zoned C-2-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $808,000 ($711,000–$905,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$43,560 contributory est.)
Public building records show issued construction/renovation work on this parcel (11 total permits, latest Mar 23, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
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: 2101 J Mixed Use (240 ft W, 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 (~$9,661/yr at $808,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$805/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:
- 13,068 sq ft (0.30 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03005
- Addresses on lot:
- 2131 J ST; 916 22ND ST; 916 22ND ST APT 10 APT 10
Zoning & Land Use
C-2-SPD — General Commercial Zone (C)
2040 General Plan: Residential Mixed Use (FAR up to 6)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned C-2 (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned C-2 (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned C-2 (commercial), 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: $711,000 – $905,000 · Status: Off market
HUD Small Area FMR (ZIP 95816) · FY 2026
Studio $2,120 · 1BR $2,220 · 2BR $2,730 · 3BR $3,630 · 4BR $4,190
Developments Deserving Closer Investigation & Active Area Builders
- 2101 J Mixed Use (Entitled)240 ft W
In "Entitled" for 3.9 yr (since Jan 5, 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 (40 housing units, $11,357,445 declared valuation across 2 permits).
- 23rd & F Street - Mixed Use Apartments (In review)0.32 mi NE
In "In review" for 2.7 yr (since Mar 6, 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 (33 housing units, $2,961,763 declared valuation across 1 permit).
- Juno Mixed-Use (In review)0.39 mi W
In "In review" for 9.6 yr (since Apr 18, 2017), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (198 housing units, $55,118,716 declared valuation across 11 permits).
- K St Hotel (Fee estimate)0.35 mi W
In "Fee estimate" for 3.8 yr (since Feb 1, 2023), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($14,597,000 declared valuation across 2 permits).
Entity-resolved builders & contractors in ½ mile: Good Life Construction (2 on parcel, 7 in ½ mi · Demolition); Halls Window Center (4 on parcel, 6 in ½ mi · Windows / doors / siding); Norwood Construction (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Building Solutions (1 on parcel, 1 in ½ mi · General repair); Kevin Fong (1 on parcel, 1 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (11 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2604341 | Windows / doors / siding | Issued | Iss. Mar 23, 2026 | $6,000 | #: 24-029243 Permit to complete work on expired permit COM-2517679: Remove and replace three (3) single-hung windows on… |
| COM-2517679 | Windows / doors / siding | Expired Permit | Iss. Aug 25, 2025 | $3,000 | #: 24-029243 Replacement of 5 windows Planning Final Inspection (type 89) required |
| COM-2426755 | Windows / doors / siding | Expired Application | App. Dec 9, 2024 | $3,000 | Window Permit: 5 vinyl windows installed without permit. Existing windows are believed to be METAL SASH WINDOWS. Need a… |
| COM-2307327 | Remodel / interior alteration | Finaled | Iss. May 25, 2023 | $90,000 | EPC - EXPEDITED - REFRAME STREET FACING FACADE WALL. INSTALL NEW WINDOWS, SIDING, & STOREFRONT. - PLNG-INSP |