1606 20th St
Sacramento 95811 · Midtown / Winn Park / Capital Avenue · City of Sacramento · Coordinates: 38.56985, -121.48318
Executive Verdict · Public-Records Synthesis
Zoned C-2-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $623,000 ($548,000–$698,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$17,422 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Jan 27, 2025).
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 (0.44 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 (~$7,552/yr at $623,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$629/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:
- 1,566 sq ft (0.04 ac)
- Assessor use:
- Residential · Single Family · Row House
- Tax rate area:
- 03005
- Addresses on lot:
- 1606 20TH ST
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: $548,000 – $698,000 · 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)0.44 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)0.15 mi SE
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)0.17 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).
- New duplex at 1721 Tomato Aly (Applied)0.37 mi SW
In "Applied" for 7 mo (since Apr 27, 2026), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). current_status changed to "Expired Application" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Grupe Homes (2 on parcel, 44 in ½ mi · New single-family home); Sacramento Electric (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Jeff Gunnell Construction (18 in ½ mi · Commercial tenant improvement); Black Pine Builders (16 in ½ mi · New single-family home); Marketone Builders (15 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (3 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2501562 | Remodel / interior alteration | Finaled | Iss. Jan 27, 2025 | $800 | Install (1) 40a 240v outlet for EV charger in garage. Carbon monoxide & Smoke alarms required. Reference CRC sections R3… |
| RES-1802520 | Addition (adds square footage) | Finaled | Iss. Mar 16, 2018 | $15,000 | This permit is for the addition of the 29 sf roof top deck option to production permit RES-1620444 |
| RES-1620444 | New single-family home | Finaled | Iss. Oct 27, 2017 | $222,572 | EPC - Plan B; 3 story, 1722 SF ; 445 SF Garage, 253 SF Patio/Deck. Options: 1st Floor Flex; 2nd Floor Bathroom. Master … |
State HCD Housing Element APR records on this parcel: 1 entry (report years 2019).