1517 21st St
Sacramento 95811 · Midtown / Winn Park / Capital Avenue · City of Sacramento · Coordinates: 38.57012, -121.48097
Executive Verdict · Public-Records Synthesis
Zoned C-2-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $620,000 ($546,000–$694,000).
Upsides & Opportunities
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Mar 23, 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: 21Q Apartments (0.1 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 (~$7,518/yr at $620,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$627/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:
- 2,640 sq ft (0.06 ac)
- Assessor use:
- Retail / Commercial · Restaurant · Cocktail Lounge / Bar
- Tax rate area:
- 03005
- Addresses on lot:
- 1517 21ST 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: $546,000 – $694,000 · 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)0.1 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)0.13 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).
- New duplex at 1721 Tomato Aly (Applied)0.47 mi SW
In "Applied" for 7 mo (since Apr 27, 2026), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). current_status changed to "Expired Application" in snapshot Nov 1, 2026.
- Pop-Up Container Park (Estimate) (Fee estimate)0.4 mi W
In "Fee estimate" for 22 mo (since Jan 22, 2025), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($1,500,000 declared valuation across 2 permits).
Entity-resolved builders & contractors in ½ mile: Jose Castillo (1 on parcel, 1 in ½ mi · HVAC / heat pump); Firetech (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler); Bill Muller Construction (1 on parcel, 1 in ½ mi · General repair); Grupe Homes (44 in ½ mi · New single-family home); Jeff Gunnell Construction (17 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-2504725 | HVAC / heat pump | Expired Permit | Iss. Mar 23, 2026 | $125,000 | EPC - HDB Case 25-003664 WWOP INTERIOR REMODEL OF FORMERLY EXISTING HOLY DIVER BAR & LOUNGE TO MAKE "EL CABRON KITCHEN &… |
| COM-2306270 | Commercial tenant improvement | Expired Application | App. Mar 30, 2023 | $85,000 | EPC - INTERIOR REMODEL OF EXISTING HOLY DIVER BAR & LOUNGE TO MAKE "EL CABRON KITCHEN & CANTINA" RESTAURANT & BAR WOR… |
| COM-1802376 | General repair | Finaled | Iss. Feb 16, 2018 | $4,000 | EXPEDITED - Voluntarily add a support column to an existing beam. |
| COM-1717538 | Fire alarm / sprinkler | Finaled | Iss. Sep 27, 2017 | $4,500 | permit to replace expired permit com-0702484 installation of hood suppression |