1423 28th St
Sacramento 95816 · Midtown / Winn Park / Capital Avenue · City of Sacramento · Coordinates: 38.56858, -121.47122
Executive Verdict · Public-Records Synthesis
Zoned C-2-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $690,000 ($607,000–$773,000).
Upsides & Opportunities
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Aug 31, 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: Hattie's House (0.14 mi NE, 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 (~$8,316/yr at $690,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$693/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:
- 1,920 sq ft (0.04 ac)
- Assessor use:
- Retail / Commercial · Small Retail · Multi-Tenant
- Tax rate area:
- 03005
- Addresses on lot:
- 1421 28TH ST; 1423 28TH 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: $607,000 – $773,000 · 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
- Hattie's House (Entitled)0.14 mi NE
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).
- Accessory dwelling unit at 1301 32nd St (In review)0.37 mi E
In "In review" for 12 mo (since Nov 13, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). project_name changed to "GARAGE CONVERSION TO ADU" in snapshot Nov 1, 2026.
- 2415 K Street Duplexes (Entitled)0.42 mi NW
In "Entitled" for 17 mo (since Jun 6, 2025), exceeding the 210d median and 365d 75th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (20 housing units across 0 permits).
- New duplex at 2616 Q St (In review)0.24 mi SW
In "In review" for 15 mo (since Aug 26, 2025), exceeding the 184d median and 416d 75th percentile for new duplex / half-plex permits in City of Sacramento (n=115). current_status changed to "Plan Check Target" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Jams Corps (3 on parcel, 3 in ½ mi · Commercial tenant improvement); Smith Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Wfc Builders (29 in ½ mi · Commercial tenant improvement); West Fork Construction (17 in ½ mi · Commercial tenant improvement); Icon General Contractors (16 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2619103 | Remodel / interior alteration | Void | App. Aug 31, 2026 | $53,000 | Remodel Kitchen, Replace main panel w/ 200amp. Replace outlets and homeruns, Replace water pipes and drains where access… |
| COM-2619104 | Commercial tenant improvement | Plan Check Wait | App. Aug 31, 2026 | $53,000 | MIXED USE BUILDING RETAIL 1ST FLOOR, WITH RESIDENTIAL 2ND FLOOR. Remodel Kitchen, Replace main panel w/ 200amp. Replace… |
| RES-2520216 | General repair | Finaled | Iss. Oct 20, 2025 | $13,000 | EPC - Add new CMU wall to brick to existing stem wall. Embed rod into brick for anchorage. Cut back wood studs and add … |
| RES-2515447 | Roof replacement | Finaled | Iss. Jul 22, 2025 | $18,142 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 15 squares of Composite Class A. CRRC: 0668-0072 |