2120 K St
Sacramento 95816 · Midtown / Winn Park / Capital Avenue · City of Sacramento · Coordinates: 38.57478, -121.47829
Executive Verdict · Public-Records Synthesis
Zoned C-2-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $763,000 ($671,000–$855,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$2,530 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest May 21, 2025).
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 (0.12 mi 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 (~$9,148/yr at $763,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$762/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:
- 6,400 sq ft (0.15 ac)
- Assessor use:
- Office · Office (General) · One Story
- Tax rate area:
- 03005
- Addresses on lot:
- 2118 K ST; 2120 K 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: $671,000 – $855,000 · 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)0.12 mi 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)0.39 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)0.44 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).
- 21Q Apartments (Fee estimate)0.44 mi S
In "Fee estimate" for 4.2 yr (since Aug 24, 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 (248 housing units, $65,000,000 declared valuation across 2 permits).
Entity-resolved builders & contractors in ½ mile: Hartin And Hume (3 on parcel, 3 in ½ mi · Commercial tenant improvement); Eagle Ridge Construction And Roofing (1 on parcel, 1 in ½ mi · Roof replacement); 3d Technology Services (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler); Grupe Homes (27 in ½ mi · New single-family home); Davis Reed Construction (24 in ½ mi · New commercial / non-residential building).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2507637 | Commercial tenant improvement | Finaled | Iss. May 21, 2025 | $10,277 | EPC - THIS TENANT IMPROVEMENT PROJECT IS FOR A NEW POTTERY KILN IN AN EXISTING STUDIO SPACE WITH MINOR ELECTRICAL AND ME… |
| COM-2423086 | Fire alarm / sprinkler | Finaled | Iss. Oct 31, 2024 | $15,000 | EPC - Provide and install a manual / automatic fire alarm system with occupant notification and area smoke coverage in c… |
| COM-2414028 | Roof replacement | Finaled | Iss. Jun 26, 2024 | $38,873 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 40 squares of 30yr Laminated Dimensional Composition. CRRC: 0668-007… |
| COM-2401993 | Commercial tenant improvement | Finaled | Iss. Jun 6, 2024 | $495,000 | EPC - Convert previous 4321 sq. ft. bank to art studios- Remodel to include to interior remodel to an existing building… |