2706 Q St
Sacramento 95816 · Midtown / Winn Park / Capital Avenue · City of Sacramento · Coordinates: 38.56618, -121.47367
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 $725,000 ($638,000–$812,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-3A-SPD allows residential use qualifying for ministerial ADU review under state law (10 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$9,622 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Jun 9, 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)
- ! Delayed or open permit activity on this parcel
Remodel / interior alteration (RES-1910113): Issued after 4 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: 2100 Q Street Mixed Use (0.41 mi W, 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 (~$8,715/yr at $725,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$726/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:
- 3,049 sq ft (0.07 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03005
- Addresses on lot:
- 2706 Q ST; 2706 Q ST APT 1 APT 1; 2706 Q ST APT 2 APT 2
Zoning & Land Use
R-3A-SPD — Multi-Unit Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 2)
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: $638,000 – $812,000 · 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)0.41 mi W
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)0.43 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).
- Remodel / interior alteration (RES-1910113) (Finaled)On this parcel
Issued after 4 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
- New duplex at 2616 Q St (In review)290 ft W
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: A Modern Floor Construction (1 on parcel, 3 in ½ mi · Remodel / interior alteration); Cal Vintage Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Wfc Builders (13 in ½ mi · Commercial tenant improvement); Data Processing Air (13 in ½ mi · Remodel / interior alteration); Tim Lewis Communities (9 in ½ mi · New multifamily / condos / mixed-use).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2611861 | Roof replacement | Finaled | Iss. Jun 9, 2026 | $28,359 | Roof Permit: Tear off and install 18 squares of 30 yr laminated dimensional composition roofing material. In-progress i… |
| RES-2305789 | Electrical / panel | Expired Permit | Iss. Mar 27, 2023 | $25,000 | KITCHEN REMODEL MINOR PERMIT. REMOVE OLD CABINTES AND INSTALL NEW CABINETS, INSTALL COUNTETOPS, ADD WATER LINES FOR FRID… |
| RES-1910113 | Remodel / interior alteration | Finaled | Iss. Oct 16, 2019 | $24,298 | Remodel to include: Removal of enclosure walls, to create an open porch. Adding french doors both sides of front porch. … |