2320 K St
Sacramento 95816 · Midtown / Winn Park / Capital Avenue · City of Sacramento · Coordinates: 38.57399, -121.47565
Executive Verdict · Public-Records Synthesis
Zoned C-2-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $838,000 ($737,000–$939,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$76,436 contributory est.)
Public building records show issued construction/renovation work on this parcel (19 total permits, latest Dec 31, 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 (0.23 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 (~$10,003/yr at $838,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$834/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:
- 6,534 sq ft (0.15 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03005
- Addresses on lot:
- 2320 K ST; 2320 K ST APT A APT A; 2320 K ST APT B APT B
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: $737,000 – $939,000 · 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)0.23 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).
- Hattie's House (Entitled)0.38 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).
- 23rd & F Street - Mixed Use Apartments (In review)0.45 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).
- 21Q Apartments (Fee estimate)0.46 mi SW
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: Michelotti Engineering (11 on parcel, 13 in ½ mi · Plan revision / deferred submittal); Sentinel Fire Equipment (2 on parcel, 2 in ½ mi · Fire alarm / sprinkler); Ethan Fleener Construction (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler); Belfor USA Group (1 on parcel, 1 in ½ mi · HVAC / heat pump); Jeffs (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer).
Permit & Project History on This Parcel (19 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2527587 | Plumbing / water heater / sewer | Finaled | Iss. Dec 31, 2025 | $5,000 | Plumbing Permit: Remove and replace 20' sewer pipe in parking lot between 2320 K Street and 2322 K Street. |
| COM-2410276 | Fire alarm / sprinkler | Finaled | Iss. May 16, 2024 | $35,000 | HDB Case #23-043659: UNIT A 2320 K St: Non-Structural Commercial Minor Interior remodel & dry-rot repair of this2nd stor… |
| COM-2325236 | HVAC / heat pump | Finaled | Iss. Dec 7, 2023 | $17,723 | Unit 2322 K St Lower Level Pizza Restaurant: HDB-COM-Minor Permit: Provide interior finish repairs to the indoor dinning… |
| COM-2124851 | Plumbing / water heater / sewer | Finaled | Iss. Nov 23, 2021 | $5,500 | Repair 20-ft of 4" sewer line and reconnect to existing. Trenchless. Smoke & Carbon Monoxide Alarms required per CRC … |