816 Revere St
Sacramento 95818 · Upper Land Park · City of Sacramento · Coordinates: 38.56176, -121.50453
Executive Verdict · Public-Records Synthesis
Zoned R-3A in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $780,000 ($686,000–$874,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-3A allows residential use qualifying for ministerial ADU review under state law (1 ADU permit permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$96,866 contributory est.)
Public building records show issued construction/renovation work on this parcel (51 total permits, latest Oct 6, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in Upper Land Park
68 substantial renovation & housing permits over 24 months (42.8 per 1,000 parcels vs. 30.4 citywide baseline) (#27 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Upper Land Park)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: reduced flood risk due to levee)
about 77% 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
Plumbing / water heater / sewer (COM-2211035): Issued after 8 mo — slower than 90% of plumbing / water heater / sewer permits in City of Sacramento (median 0d, 90th pct 1d, n=18,112).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: 29SC Maven V Apartments (0.23 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 (~$9,342/yr at $780,000)
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:
- 301,435 sq ft (6.92 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03005
- Addresses on lot:
- 2600 KIT CARSON ST; 2604 KIT CARSON ST; 2608 KIT CARSON ST
Zoning & Land Use
R-3A — 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 (about 77% of the lot); Zone X: reduced flood risk due to levee (about 23% of the lot) · FIRM panel 06067C0170H, effective August 16, 2012
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $686,000 – $874,000 · Status: Off market
HUD Small Area FMR (ZIP 95818) · FY 2026
Studio $1,950 · 1BR $2,050 · 2BR $2,520 · 3BR $3,350 · 4BR $3,870
Developments Deserving Closer Investigation & Active Area Builders
- 29SC Maven V Apartments (Entitled)0.23 mi NW
In "Entitled" for 4.5 yr (since May 19, 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 (252 housing units across 0 permits).
- Mixed Use Apartment Complex (Entitled)0.35 mi NW
In "Entitled" for 4.6 yr (since Apr 19, 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 (49 housing units, $9,892,500 declared valuation across 2 permits).
- 2401 13th St. Apartment Complex (Fee estimate)0.49 mi E
In "Fee estimate" for 21 mo (since Feb 11, 2025), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (15 housing units, $2,450,000 declared valuation across 1 permit).
- Accessory dwelling unit at 870 Swanston Dr (Applied)0.5 mi S
In "Applied" for 9 mo (since Feb 27, 2026), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). contractor changed to "JASON ANDERSON CONSTRUCTION INC" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Mastec Network Solutions (1 on parcel, 11 in ½ mi · Remodel / interior alteration); Belz Construction (4 on parcel, 6 in ½ mi · Commercial tenant improvement); The Plumbing Machines (4 on parcel, 4 in ½ mi · HVAC / heat pump); Grand Construction (2 on parcel, 2 in ½ mi · HVAC / heat pump); Jms Heating And Air (2 on parcel, 2 in ½ mi · HVAC / heat pump).
Permit & Project History on This Parcel (51 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2622283 | HVAC / heat pump | Applied | App. Oct 6, 2026 | $10,000 | HVAC Permit: Replace old HVAC system with new Goodman two ton split system The existing unit shall be removed. The ne… |
| COM-2621760 | Roof replacement | Issued | Iss. Oct 6, 2026 | $75,000 | Tear Off - Yes, Resheet - No, 1 layer(s), 44 squares of 30yr Laminated Dimensional Composition. CRRC: 0676-0041. Tear of… |
| COM-2621475 | HVAC / heat pump | Issued | Iss. Sep 29, 2026 | $6,500 | HVAC Permit: FOR UNIT B-Change out an HVAC and water heater, like for like. Water conserving fixtures are required to … |
| COM-2620951 | Plumbing / water heater / sewer | Void | App. Sep 21, 2026 | $89,000 | Remodel Permit: Replace kitchen and bathroom sinks, countertop, toilet and faucets. Replace all receptacles, light fixt… |