1503 21st St
Sacramento 95811 · Midtown / Winn Park / Capital Avenue · City of Sacramento · Coordinates: 38.57038, -121.48070
Executive Verdict · Public-Records Synthesis
Zoned C-2-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $749,000 ($659,000–$839,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$9,563 contributory est.)
Public building records show issued construction/renovation work on this parcel (14 total permits, latest Oct 28, 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: 21Q Apartments (0.12 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 (~$8,989/yr at $749,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$749/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:
- 25,920 sq ft (0.60 ac)
- Assessor use:
- Office · Office (General) · Multiple Stories
- Tax rate area:
- 03005
- Addresses on lot:
- 1503 21ST ST; 1507 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: $659,000 – $839,000 · 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)0.12 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)0.15 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)0.45 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).
- New duplex at 1721 Tomato Aly (Applied)0.5 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.
Entity-resolved builders & contractors in ½ mile: Charles Espinoza Construction (6 on parcel, 12 in ½ mi · Commercial tenant improvement); Gp Development (3 on parcel, 3 in ½ mi · Commercial tenant improvement); American Chiller Service (1 on parcel, 1 in ½ mi · HVAC / heat pump); United Valley (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Grupe Homes (44 in ½ mi · New single-family home).
Permit & Project History on This Parcel (14 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2019649 | Plumbing / water heater / sewer | Finaled | Iss. Oct 28, 2020 | $8,840 | Replace existing 2½" underground gas line with exposed gas line - approx. 40 linft |
| COM-1714422 | Commercial tenant improvement | Expired Permit | Iss. Aug 10, 2017 | $16,000 | EXPEDITED - Install a new 1 hr ceiling assembly at existing space. |
| COM-1712041 | Plan revision / deferred submittal | Complete | App. Jul 10, 2017 | — | EXPEDITED - Revision to Com-1706752 revised construction type and revised 3rd floor restroom plan from approved. |
| COM-1711942 | Remodel / interior alteration | Expired Permit | Iss. Jul 7, 2017 | $2,800 | install 1000sf of type x sheetrock, 2 layers. on the 3rd fl. |
| COM-1708976 |