1401 21st St
Sacramento 95811 · Midtown / Winn Park / Capital Avenue · City of Sacramento · Coordinates: 38.57151, -121.48021
Executive Verdict · Public-Records Synthesis
Zoned C-2-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $723,000 ($636,000–$810,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$19,602 contributory est.)
Public building records show issued construction/renovation work on this parcel (9 total permits, latest Aug 27, 2021).
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: 21Q Apartments (0.2 mi S, 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 (~$8,692/yr at $723,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$724/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 · Office (General) · Multiple Stories
- Tax rate area:
- 03005
- Addresses on lot:
- 1401 21ST ST; 1401 21ST ST STE 210 STE 210; 1401 21ST ST STE 220 STE 220
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: $636,000 – $810,000 · 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
- 21Q Apartments (Fee estimate)0.2 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)0.23 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).
- 2101 J Mixed Use (Entitled)0.37 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).
- K St Hotel (Fee estimate)0.42 mi NW
In "Fee estimate" for 3.8 yr (since Feb 1, 2023), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($14,597,000 declared valuation across 2 permits).
Entity-resolved builders & contractors in ½ mile: Tricorp Construction (4 on parcel, 5 in ½ mi · Commercial tenant improvement); Green Source Construction (2 on parcel, 5 in ½ mi · Remodel / interior alteration); Legend Construction And Painting (1 on parcel, 3 in ½ mi · Remodel / interior alteration); J Vila Builders (1 on parcel, 2 in ½ mi · Commercial tenant improvement); Tricorp Group (1 on parcel, 1 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (9 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2113842 | Commercial tenant improvement | Finaled | Iss. Aug 27, 2021 | $29,000 | EPC - RESTROOM (S) REMODEL ( Suite 370 ) :: MODIFY EXISTING TOILET ROOMS TO BRING THEM INTO COMPLIANCE WITH THE ACCES… |
| COM-2101218 | Commercial tenant improvement | Finaled | Iss. Feb 11, 2021 | $8,000 | EPC - remodel of 800 sq ft FOR A PORTION OF THE GROUND FLOOR OF AN EXISTING FOUR STORY BUILDING. ADDING A NEW OFFICE AN… |
| COM-1704862 | Plan revision / deferred submittal | Complete | App. Mar 30, 2017 | — | EXPEDITED - revision to COM-1620863 for using inverter for emergency lighting due to space constraints in the ceiling |
| COM-1704574 | Commercial tenant improvement | Finaled | Iss. Mar 24, 2017 | $1,000 | EXPEDITED - Fitness studio Installing Anchors into Ceiling to support ropes for fitness training. Max Load 225 LBS. No C… |