2508 Q St
Sacramento 95816 · Midtown / Winn Park / Capital Avenue · City of Sacramento · Coordinates: 38.56679, -121.47641
Executive Verdict · Public-Records Synthesis
Zoned R-3A-SPD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $762,000 ($671,000–$853,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-3A-SPD allows residential use qualifying for ministerial ADU review under state law (16 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 5 documented municipal building permits on file
On-parcel permit history is indexed through Oct 9, 2025, 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: 2100 Q Street Mixed Use (0.25 mi NW, 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 (~$9,137/yr at $762,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$761/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:
- 6,534 sq ft (0.15 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03005
- Addresses on lot:
- 2508 Q ST; 2508 Q ST APT 1 APT 1; 2508 Q ST APT 2 APT 2
Zoning & Land Use
R-3A-SPD — Multi-Unit Dwelling Zone (R)
2040 General Plan: Residential Mixed Use (FAR up to 6)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R-3A (multifamily residential): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned R-3A (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-3A (multifamily residential), 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: $671,000 – $853,000 · 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
- 2100 Q Street Mixed Use (Entitled)0.25 mi NW
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).
- 21Q Apartments (Fee estimate)0.27 mi NW
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).
- Hattie's House (Entitled)0.42 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).
- 6 new homes (Entitled)0.47 mi W
In "Entitled" for 2.3 yr (since Jul 17, 2024), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (6 housing units across 0 permits).
Entity-resolved builders & contractors in ½ mile: Greg Hess Construction (2 on parcel, 2 in ½ mi · Roof replacement); Nor Cal Roofing (2 on parcel, 2 in ½ mi · Roof replacement); High End Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Grupe Homes (44 in ½ mi · New single-family home); Data Processing Air (13 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2520856 | Electrical / panel | Finaled | Iss. Oct 9, 2025 | $11,000 | Sub panel replacement inside each unit. 100 amps like for like. 7 units total with 1 house sub panel. All work subject t… |
| COM-2421739 | Roof replacement | Finaled | Iss. Oct 3, 2024 | $35,000 | 2508 Q ST APTS 1-7 - C/O HVAC roof mount 2T gas/elec pgk units, like for like size and location. No alteration to exist… |
| COM-2419805 | Roof replacement | Finaled | Iss. Sep 6, 2024 | $8,320 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 32 squares of Built-up Roofing. CRRC: 0740-0012 |
| COM-2210171 | Roof replacement | Finaled | Iss. May 16, 2022 | $20,000 | E-Permit: Tear Off - Yes, Resheet - No, 2 layer(s), 34 squares of TPO Single Ply. CRRC: 0738-0002 |
| COM-2206210 |