2801 O St
Sacramento 95816 · Midtown / Winn Park / Capital Avenue · City of Sacramento · Coordinates: 38.56845, -121.47128
Executive Verdict · Public-Records Synthesis
Zoned C-2-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $781,000 ($687,000–$875,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$20,695 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Oct 17, 2024).
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)
- ! Delayed or open permit activity on this parcel
Remodel / interior alteration (COM-2324697): Issued after 11 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Hattie's House (0.15 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 (~$9,353/yr at $781,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$779/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:
- 6,400 sq ft (0.15 ac)
- Assessor use:
- Office · Medical / Dental · Multiple Stories
- Tax rate area:
- 03005
- Addresses on lot:
- 1429 28TH ST; 1429 28TH ST # 1 # 1; 1429 28TH ST # 2 # 2
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: $687,000 – $875,000 · 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)0.15 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.
- Remodel / interior alteration (COM-2324697) (Finaled)On this parcel
Issued after 11 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
- 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).
Entity-resolved builders & contractors in ½ mile: Right Now Air (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Amigos Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Vine Electric (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Wfc Builders (29 in ½ mi · Commercial tenant improvement); West Fork 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-2324697 | Remodel / interior alteration | Finaled | Iss. Oct 17, 2024 | $40,900 | EPC - install 4 mini-split units to the exterior of an existing 4-unit mixed use apartment building |
| COM-2303090 | Remodel / interior alteration | Expired Application | App. Feb 16, 2023 | $4,900 | EPC- REMODEL -Four (4) unit duplex, adding 60A subpanel to each unit. |
| RES-2204164 | Electrical / panel | Withdrawn | Iss. Feb 24, 2022 | $5,000 | E-Permit: - Overhead service, adding 060 Amps subpanel and adding 060 Amps subpanel. |
| COM-2123291 | Roof replacement | Expired Permit | Iss. Oct 29, 2021 | $5,000 | E-Permit: Tear Off - Yes, Resheet - Yes, 1 layer(s), 7 squares of 30yr Laminated Dimensional Composition. CRRC: 0668-012… |