1617 18th St
Sacramento 95811 · Midtown / Winn Park / Capital Avenue · City of Sacramento · Coordinates: 38.57008, -121.48545
Executive Verdict · Public-Records Synthesis
Zoned C-1-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 (+$151,188 contributory est.)
Public building records show issued construction/renovation work on this parcel (8 total permits, latest Feb 24, 2026).
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: Sakura Apartments - Affordable Housing Mixed Use (0.35 mi SW, issued). 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:
- 3,200 sq ft (0.07 ac)
- Assessor use:
- Office · Office (General) · One Story
- Tax rate area:
- 03005
- Addresses on lot:
- 1617 18TH ST
Zoning & Land Use
C-1-SPD — Limited Commercial Zone (C)
2040 General Plan: Neighborhood (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned C-1 (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned C-1 (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned C-1 (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 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
- Sakura Apartments - Affordable Housing Mixed Use (Issued)0.35 mi SW
Active in "Issued" for 2.8 yr (first record Jan 29, 2024) with no new permit activity recorded in 15 mo. High-impact scale (134 housing units, 133 deed-restricted affordable, $16,753,756 declared valuation across 25 permits). current_status changed to "Process Wait" in snapshot Nov 1, 2026.
- 21Q Apartments (Fee estimate)0.27 mi E
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)0.29 mi SE
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).
- 2131 16th Street Modular Mixed-Use Building (Entitled)0.43 mi SW
In "Entitled" for 4.5 yr (since May 26, 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 (41 housing units, $1,776,031 declared valuation across 4 permits).
Entity-resolved builders & contractors in ½ mile: Enos Construction (3 on parcel, 3 in ½ mi · Commercial tenant improvement); Grupe Homes (44 in ½ mi · New single-family home); Icon General Contractors (20 in ½ mi · Commercial tenant improvement); Jeff Gunnell Construction (18 in ½ mi · Commercial tenant improvement); Black Pine Builders (16 in ½ mi · New single-family home).
Permit & Project History on This Parcel (8 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2511057 | Remodel / interior alteration | Issued | Iss. Feb 24, 2026 | $300,000 | EPC - EXPEDITED - RENOVATE EXISTING RETAIL BUILDING AND CONVERT TO A RESIDENTIAL LIVING SPACE. Retains existing 3,080 … |
| RES-2408117 | Addition (adds square footage) | Withdrawn | App. Apr 16, 2024 | $300,834 | EPC - EXPEDITED - RENOVATE EXISTING RETAIL BUILDING AND CONVERT TO A RESIDENTIAL LIVING SPACE. Retains existing 3,080 … |
| RES-2403109 | Remodel / interior alteration | Void | App. Feb 12, 2024 | $312,558 | EPC - RENOVATE EXISTING RETAIL BUILDING AND CONVERT TO A RESIDENTIAL LIVING SPACE. Retains existing 3080 sq. ft. footpri… |
| COM-1905966 | Remodel / interior alteration | Finaled | Iss. May 17, 2019 | $3,000 | EPC Submittal - Remodel of Commercial Building - Install additional structural support for (n) awning under permit numbe… |