1016 23rd St
Sacramento 95816 · Midtown / Winn Park / Capital Avenue · City of Sacramento · Coordinates: 38.57507, -121.47644
Executive Verdict · Public-Records Synthesis
Zoned C-2-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $740,000 ($651,000–$829,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$21,113 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Nov 3, 2022).
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 (0.14 mi NW, 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 (~$8,886/yr at $740,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$741/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:
- 3,200 sq ft (0.07 ac)
- Assessor use:
- Office · Office (General) · Two Story
- Tax rate area:
- 03005
- Addresses on lot:
- 1016 23RD ST; 1016 23RD ST STE 100 STE 100; 1016 23RD ST STE 200 STE 200
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: $651,000 – $829,000 · 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)0.14 mi NW
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)0.39 mi N
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).
- Hattie's House (Entitled)0.46 mi SE
In "Entitled" for 3.1 yr (since Oct 6, 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 (24 housing units across 0 permits).
- Juno Mixed-Use (In review)0.47 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).
Entity-resolved builders & contractors in ½ mile: Green Source Construction (2 on parcel, 7 in ½ mi · Remodel / interior alteration); Central Glass (1 on parcel, 1 in ½ mi · Windows / doors / siding); Pride In Roofing (1 on parcel, 1 in ½ mi · Roof replacement); A Cool Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); 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-2223445 | Roof replacement | Finaled | Iss. Nov 3, 2022 | $8,500 | Tear Off - Yes, Resheet - Yes, 1 layer(s), 18 squares of Torch Down Roofing. In-progress inspection required if 10 squar… |
| COM-2221421 | Remodel / interior alteration | Finaled | Iss. Nov 1, 2022 | $17,500 | EPC - TENANT IMPROVEMENT: THE SCOPE OF WORK IS LIMITED TO EXTERIOR IMPROVEMENTS OF THE BUILDING FACAD FINISHES. EXTERIOR… |
| COM-2217580 | Remodel / interior alteration | Expired Permit | Iss. Oct 3, 2022 | $28,200 | EPC - THIS PROJECT IS FOR IMPROVEMENTS TO EXISTING, NON-CONFORMING ACCESSIBLE PARKING, AND REVISING NON-CONFORMING PUBLI… |
| COM-2216378 | Windows / doors / siding | Finaled | Iss. Aug 5, 2022 | $26,015 | Install 24 retrofit windows throughout all suites. Like for like size and location. Building is 2,963 S/F. 8-18-2022 Rev… |