2201 Capitol Ave # 100
Sacramento 95816 · Midtown / Winn Park / Capital Avenue · City of Sacramento · Coordinates: 38.57294, -121.47830
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 $791,000 ($696,000–$886,000).
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 (+$5,423 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Jul 13, 2026).
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 (0.25 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 (~$9,467/yr at $791,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$789/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:
- 9,600 sq ft (0.22 ac)
- Assessor use:
- Office · Medical / Dental · One Story
- Tax rate area:
- 03005
- Addresses on lot:
- 2201 CAPITOL AVE; 2201 CAPITOL AVE # 100 # 100
Zoning & Land Use
RO-SPD — Residential Office Zone (R)
2040 General Plan: Neighborhood (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: $696,000 – $886,000 · 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)0.25 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)0.33 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).
- 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).
- Hattie's House (Entitled)0.47 mi E
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).
Entity-resolved builders & contractors in ½ mile: Olson Construction (2 on parcel, 2 in ½ mi · Commercial tenant improvement); Grupe Homes (44 in ½ mi · New single-family home); Davis Reed Construction (24 in ½ mi · New commercial / non-residential building); Jeff Gunnell Construction (17 in ½ mi · Commercial tenant improvement); Charles Espinoza Construction (11 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| SIG-2612714 | Sign | Finaled | Iss. Jul 13, 2026 | $12,708 | EPC - install two (2) non-illuminated wall signs, repaint one (1) existing non-illuminated wall sign |
| COM-2604422 | Plan revision / deferred submittal | Complete | App. Mar 5, 2026 | — | EPC - REVISION TO COM-2517665: structural framing revision |
| COM-2601876 | Roof replacement | Issued | Iss. Jan 29, 2026 | $26,500 | Reroof 35 sq |
| COM-2517665 | Commercial tenant improvement | Finaled | Iss. Nov 13, 2025 | $480,615 | EPC - The scope of work is for a complete remodel of an existing Dental Office. No Medical Gas. TI improvement with new … |
| COM-2505581 | Remodel / interior alteration |