2131 Capitol Ave
Sacramento 95816 · Midtown / Winn Park / Capital Avenue · City of Sacramento · Coordinates: 38.57307, -121.47880
Executive Verdict · Public-Records Synthesis
Zoned RO-SPD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $822,000 ($723,000–$921,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RO-SPD allows residential use qualifying for ministerial ADU review under state law (5 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$19,677 contributory est.)
Public building records show issued construction/renovation work on this parcel (12 total permits, latest Jul 17, 2020).
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 (0.24 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 (~$9,821/yr at $822,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$818/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:
- 12,800 sq ft (0.29 ac)
- Assessor use:
- Office · Medical / Dental · Multiple Stories
- Tax rate area:
- 03005
- Addresses on lot:
- 2131 CAPITOL AVE
Zoning & Land Use
RO-SPD — Residential Office Zone (R)
2040 General Plan: Residential Mixed Use (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RO (mixed use): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned RO (mixed use), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned RO (mixed use), 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: $723,000 – $921,000 · 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
Nearby Activity (½ mile radius, since November 2024)
28 active or recent development projects (926 housing units across completed, permitted, and pipeline stages) and 953 total building permits recorded within ½ mile.
- New construction21 permits (225 units)
- Adds housing (ADU)22 permits (33 units)
- Demolition10 permits
- Additions & renovations132 permits
- Building systems600 permits
- Repairs55 permits
- Other113 permits
Developments Deserving Closer Investigation & Active Area Builders
- 2101 J Mixed Use (Entitled)0.24 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).
- 21Q Apartments (Fee estimate)0.32 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).
- 2100 Q Street Mixed Use (Entitled)0.35 mi S
In "Entitled" for 4.5 yr (since Apr 29, 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 (600 housing units, $200,000,000 declared valuation across 1 permit).
- Juno Mixed-Use (In review)0.45 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: Blue Northern Builders (4 on parcel, 8 in ½ mi · Plan revision / deferred submittal); Icon General Contractors (2 on parcel, 6 in ½ mi · Commercial tenant improvement); Legend Construction And Painting (2 on parcel, 3 in ½ mi · Remodel / interior alteration); Grupe Homes (44 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 (12 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2012471 | Plan revision / deferred submittal | Complete | App. Jul 17, 2020 | — | EPC - REVISION TO COM-2002508: Revision of air intake for HVAC to avoid fire smoke damper in stair. Also building approv… |
| COM-2007757 | Plan revision / deferred submittal | Complete | App. May 11, 2020 | — | EPC - REVISION TO COM-2002508 Revision of panel schedule based on field RFI. Revision of light types per field RFI. Remo… |
| COM-2002508 | Commercial tenant improvement | Finaled | Iss. Apr 17, 2020 | $200,000 | EPC Submittal - Remodel of an existing office space; including outdoor patio re-design and new exit door on exterior. … |
| SUB-2002384 | Plan revision / deferred submittal | Abandoned | App. Feb 11, 2020 | — | EPC Submittal - Remodel of Commercial Building - TENANT IMPROVEMENT TO AN EXISTING OFFICE BUILDING. SCOPE INCLUDES REDES… |
| COM-1800363 | Plan revision / deferred submittal | Complete | App. Jan 8, 2018 | — | EXPEDITED - Revision to Com-1617162 revised electrical |
| COM-1715187 | Remodel / interior alteration | Finaled | Iss. Aug 21, 2017 | $5,900 | EXPEDITED - Remove and replace approximately 99 sq. ft. of existing concrete slab |
| COM-1711904 | Plan revision / deferred submittal | Complete | App. Jul 6, 2017 | — | REVISION TO com-1617162 : HVAC Re-Design Pending Approval |
| COM-1711901 | Plan revision / deferred submittal | Void | App. Jul 6, 2017 | $353,200 | EPC Submittal - SUITE 300 Remodel of Commercial Building - REMODEL for an existing dental office. There is no structural… |
| COM-1706842 | Remodel / interior alteration | Finaled | Iss. Jun 22, 2017 | $50,000 | EXPEDITED - accessibility improvements in an existing multi tenant building, including parking, path of travel and floor… |
| COM-1617162 | Commercial tenant improvement | Finaled | Iss. Mar 29, 2017 | $353,200 | EPC Submittal - SUITE 300 Remodel of Commercial Building - REMODEL for an existing dental office. There is no structural… |
| SUB-1700457 | Plan revision / deferred submittal | Abandoned | App. Jan 11, 2017 | $353,200 | EPC Submittal - Remodel of Commercial Building - Tenant improvement for an existing dental office. There is no structura… |
| SUB-1616985 | Plan revision / deferred submittal | Abandoned | App. Oct 20, 2016 | $353,200 | EPC Submittal - Remodel of Commercial Building - Tenant improvement for an existing dental office. There is no structura… |