2503 K St
Sacramento 95816 · Midtown / Winn Park / Capital Avenue · City of Sacramento · Coordinates: 38.57399, -121.47333
Executive Verdict · Public-Records Synthesis
Zoned C-2-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $790,000 ($695,000–$885,000).
Upsides & Opportunities
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Apr 2, 2026, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
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: Hattie's House (0.3 mi SE, 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 (~$9,456/yr at $790,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$788/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:
- 10,400 sq ft (0.24 ac)
- Assessor use:
- Office · Residential Conversion · Two Story
- Tax rate area:
- 03005
- Addresses on lot:
- 2501 K ST; 2503 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: $695,000 – $885,000 · 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
- Hattie's House (Entitled)0.3 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).
- 2101 J Mixed Use (Entitled)0.32 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)0.45 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).
- 9 Apartments (Fee estimate)0.46 mi W
In "Fee estimate" for 6.6 yr (since Apr 24, 2020), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (10 housing units, $2,150,000 declared valuation across 3 permits).
Entity-resolved builders & contractors in ½ mile: J And D Greenberg Enterprises (3 on parcel, 3 in ½ mi · Plumbing / water heater / sewer); Showtime Roofing And Remodeling (1 on parcel, 1 in ½ mi · Roof replacement); Davis Reed Construction (24 in ½ mi · New commercial / non-residential building); Wfc Builders (18 in ½ mi · Commercial tenant improvement); Jeff Gunnell Construction (15 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2606498 | Roof replacement | Finaled | Iss. Apr 2, 2026 | $28,654 | HVAC Permit: Change out like-for-like 5 ton HVAC split system unit on the roof. This is a mixed use building, and the s… |
| COM-2106408 | Plumbing / water heater / sewer | Expired Permit | Iss. Mar 26, 2021 | $14,800 | Trenchless sewer replacement 65' ft of 4" sewer line. |
| COM-1918364 | Plumbing / water heater / sewer | Expired Permit | Iss. Sep 25, 2019 | $5,500 | Change-out installation of Electric - 052 gallon to Gas - Tankless, located inside building, screening not required. |
| COM-1805995 | Roof replacement | Finaled | Iss. Apr 3, 2018 | $7,115 | E-Permit: Tear Off - No, Resheet - No, 1 layer(s), 13 squares of TPO Single Ply. CRRC: 0676-0001 |