1720 28th St
Sacramento 95816 · Midtown / Winn Park / Capital Avenue · City of Sacramento · Coordinates: 38.56551, -121.47359
Executive Verdict · Public-Records Synthesis
Zoned RMX-SPD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $1,259,000 ($1,108,000–$1,410,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RMX-SPD allows residential use qualifying for ministerial ADU review under state law (13 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$416,193 contributory est.)
Public building records show issued construction/renovation work on this parcel (24 total permits, latest Mar 26, 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 (COM-2011665): Issued after 2 mo — above the 75th percentile for remodel / interior alteration permits in City of Sacramento (median 4d, 75th pct 21d, n=8,151).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: 2100 Q Street Mixed Use (0.43 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 (~$14,803/yr at $1,259,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$1,234/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:
- 51,401 sq ft (1.18 ac)
- Assessor use:
- Industrial · Warehouse · Storage
- Tax rate area:
- 03005
- Addresses on lot:
- 1720 28TH ST; 1726 28TH ST; 2707 R ST
Zoning & Land Use
RMX-SPD — Residential Mixed Use 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 RMX (mixed use): 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 RMX (mixed use), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned RMX (mixed use), 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: $1,108,000 – $1,410,000 · 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)0.43 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)0.45 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).
- New duplex at 2616 Q St (In review)420 ft NW
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.
- 2708 T Street Duplexes (Entitled)0.19 mi SW
In "Entitled" for 2.6 yr (since Apr 5, 2024), exceeding the 184d median and 575d 90th percentile for new duplex / half-plex permits in City of Sacramento (n=115).
Entity-resolved builders & contractors in ½ mile: Data Processing Air (20 on parcel, 20 in ½ mi · Remodel / interior alteration); Descor (1 on parcel, 4 in ½ mi · Commercial tenant improvement); Tecta America Sacramento (1 on parcel, 1 in ½ mi · Roof replacement); Intelligent Technologies And Services (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler); Ew Carroll And Sons (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer).
Permit & Project History on This Parcel (24 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2603427 | Commercial tenant improvement | Finaled | Iss. Mar 26, 2026 | $48,000 | EPC - 486sf Interior tenant alteration in an existing non-patient care facility. Scope of work includes demolition, fram… |
| COM-2309944 | Roof replacement | Finaled | Iss. May 17, 2023 | $275,920 | E-Permit: Overlay - Yes, Tear Off - No, Resheet - No, 1 layer(s), 360 squares of TPO Single Ply. CRRC: 0628-0002. Recove… |
| COM-2012360 | Remodel / interior alteration | Finaled | Iss. Aug 26, 2020 | $100,000 | EPC - Install one (1) new 30 ton HVAC system and remove two (2) 30 HVAC systems |
| COM-2011665 | Remodel / interior alteration | Finaled | Iss. Aug 26, 2020 | $120,000 | EPC - Installation of two 30 ton HVAC systems and removal of two HVAC units |