400 R St
Sacramento 95811 · Southside Park · City of Sacramento · Coordinates: 38.57303, -121.50441
Executive Verdict · Public-Records Synthesis
Zoned C-2-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $779,000 ($686,000–$872,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$144,000 contributory est.)
Public building records show issued construction/renovation work on this parcel (2 total permits, latest Dec 10, 2025).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in Southside Park
33 substantial renovation & housing permits over 24 months (47.4 per 1,000 parcels vs. 30.4 citywide baseline) (#18 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Southside Park)
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: R St Apartments (510 ft W, fee estimate). 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 (~$9,331/yr at $779,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$778/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:
- 19,307 sq ft (0.44 ac)
- Assessor use:
- Office · Large Single Tenant · Multiple Stories
- Tax rate area:
- 03269
- Addresses on lot:
- 400 R ST; 400 R ST STE 120 STE 120; 400 R ST STE 320 STE 320
Zoning & Land Use
C-2-SPD — General Commercial Zone (C)
2040 General Plan: Residential Mixed Use (FAR up to 8)
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 06067C0160J, 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: $686,000 – $872,000 · 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
- R St Apartments (Fee estimate)510 ft W
In "Fee estimate" for 3.9 yr (since Jan 3, 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 (300 housing units, $85,000,000 declared valuation across 1 permit).
- Kind Project (Entitled)0.25 mi SE
In "Entitled" for 4.9 yr (since Dec 15, 2021), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (72 housing units across 0 permits).
- 905 S Street Apartments (Entitled)0.35 mi SE
In "Entitled" for 3.9 yr (since Dec 8, 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 (227 housing units, $65,000,000 declared valuation across 4 permits).
- 27 Story Residential Mixed Use (Fee estimate)0.42 mi N
In "Fee estimate" for 5.3 yr (since Aug 11, 2021), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (231 housing units, $112,000,000 declared valuation across 3 permits).
Entity-resolved builders & contractors in ½ mile: Roebbelen Contracting (1 on parcel, 2 in ½ mi · Commercial tenant improvement); Icon General Contractors (86 in ½ mi · Commercial tenant improvement); Browning Construction (49 in ½ mi · Commercial tenant improvement); Jones And Lamberti Builders (33 in ½ mi · Commercial tenant improvement); Marketone Builders (26 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2525975 | Plan revision / deferred submittal | Complete | App. Dec 10, 2025 | — | EPC - REVISION TO COM-2513551: Changing the Guard Rail Type and back up calculations |
| COM-2513551 | Remodel / interior alteration | Finaled | Iss. Aug 25, 2025 | $923,114 | EXPEDITED - EPC - Structural steel upgrades and fireproofing patch-back at upgrade locations Installation of EBM system… |