1808 N St
Sacramento 95811 · Midtown / Winn Park / Capital Avenue · City of Sacramento · Coordinates: 38.57250, -121.48417
Executive Verdict · Public-Records Synthesis
Zoned R-3A-SPD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $668,000 ($588,000–$748,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-3A-SPD allows residential use qualifying for ministerial ADU review under state law (1 ADU permit permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 7 documented municipal building permits on file
On-parcel permit history is indexed through May 16, 2024, 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: Tribute Building (0.14 mi E, fee estimate). 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 (~$8,065/yr at $668,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$672/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:
- 1808 N ST; 1808 N ST APT 10 APT 10; 1808 N ST APT 11 APT 11
Zoning & Land Use
R-3A-SPD — Multi-Unit Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R-3A (multifamily residential): 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 R-3A (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-3A (multifamily residential), 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: $588,000 – $748,000 · Status: Off market
HUD Small Area FMR (ZIP 95811) · FY 2026
Studio $1,840 · 1BR $1,930 · 2BR $2,380 · 3BR $3,170 · 4BR $3,650
Developments Deserving Closer Investigation & Active Area Builders
- Tribute Building (Fee estimate)0.14 mi E
In "Fee estimate" for 4.1 yr (since Oct 4, 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 (33 housing units, $9,380,000 declared valuation across 1 permit).
- 9 Apartments (Fee estimate)0.16 mi E
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).
- The Gateway at Q (Entitled)0.28 mi SE
In "Entitled" for 4.2 yr (since Aug 16, 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 (246 housing units across 0 permits).
- The Ice Box (Fee estimate)0.28 mi SW
In "Fee estimate" for 4.9 yr (since Dec 14, 2021), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (65 housing units, $11,767,265 declared valuation across 2 permits).
Entity-resolved builders & contractors in ½ mile: Griffin Electric (3 on parcel, 4 in ½ mi · Electrical / panel); Eagle Ridge Construction And Roofing (2 on parcel, 2 in ½ mi · Windows / doors / siding); Jeffs (2 on parcel, 2 in ½ mi · Plumbing / water heater / sewer); Grupe Homes (44 in ½ mi · New single-family home); Davis Reed Construction (28 in ½ mi · New commercial / non-residential building).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2408270 | Electrical / panel | Finaled | Iss. May 16, 2024 | $81,953 | EPC - HSG#22-023791 - REPLACING 200a MAIN FUSED DISCONNECT,13x METER SOCKETS,13x SUBPANELS WITH ALL NEW SMUD APPROVED E… |
| COM-2408267 | Remodel / interior alteration | Void | App. Apr 17, 2024 | $81,953 | EPC - REPLACING 200a MAIN FUSED DISCONNECT,13x METER SOCKETS,13x SUBPANELS WITH ALL NEW SMUD APPROVED ELECTRIC SERV EQU… |
| COM-2403934 | Windows / doors / siding | Finaled | Iss. Feb 27, 2024 | $12,500 | HSG CASE #22-023791 RE-STUCCO EXTERIOR BACK WALL AT SOUTH ELEVATION ONLY. Carbon monoxide & Smoke alarms required. Refer… |
| COM-2314936 | Electrical / panel | Expired Application | App. Jul 18, 2023 | $52,500 | EPC - HDB#22-023791(15,10,10): Remove and replace 12x meter sockets plus 1x test bypass meter , remove and replace 12x 7… |