2100 J St
Sacramento 95816 · Midtown / Winn Park / Capital Avenue · City of Sacramento · Coordinates: 38.57592, -121.47830
Executive Verdict · Public-Records Synthesis
Zoned C-2-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $888,000 ($781,000–$995,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$44,990 contributory est.)
Public building records show issued construction/renovation work on this parcel (14 total permits, latest May 16, 2023).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in Midtown / Winn Park / Capital Avenue
89 substantial renovation & housing permits over 24 months (52.9 per 1,000 parcels vs. 30.4 citywide baseline) (#3 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Midtown / Winn Park / Capital Avenue)
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 (250 ft N, 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 (~$10,573/yr at $888,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$881/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:
- 25,600 sq ft (0.59 ac)
- Assessor use:
- Church / Welfare · Church · Exempt
- Tax rate area:
- 03005
- Addresses on lot:
- 2100 J ST
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: $781,000 – $995,000 · 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)250 ft N
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).
- Juno Mixed-Use (In review)0.35 mi NW
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).
- 23rd & F Street - Mixed Use Apartments (In review)0.37 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).
- K St Hotel (Fee estimate)0.31 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: Clark Roofing (2 on parcel, 2 in ½ mi · Roof replacement); Armstrong Plumbing (2 on parcel, 2 in ½ mi · Plumbing / water heater / sewer); Unlimited Communications (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Nuwave International Industries (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Garick Air Conditioning Service (1 on parcel, 1 in ½ mi · HVAC / heat pump).
Permit & Project History on This Parcel (14 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2309699 | Roof replacement | Finaled | Iss. May 16, 2023 | $32,000 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 15 squares of 30yr Laminated Dimensional Composition. CRRC: 0668-005… |
| COM-2221947 | Roof replacement | Expired Permit | Iss. Oct 13, 2022 | $25,500 | E-Permit: Tear Off - Yes, Resheet - Yes, 1 layer(s), 15 squares of 30yr Laminated Dimensional Composition. CRRC: 0668-00… |
| COM-2211538 | Plan revision / deferred submittal | Complete | App. Jun 2, 2022 | — | EPC - Deleted permitted scope of work for east side parking and courtyard upgrades. |
| COM-2200332 | Commercial tenant improvement | Finaled | Iss. Mar 16, 2022 | $149,000 | EPC - INTERIOR ACCESSIBILITY UPGRADES CONSISTING OF 1 NEW FIRST FLOOR FULLY ACCESSIBLE RESTROOM, 1 ACCESSIBLE UPGRADE TO… |