400 R St
Sacramento 95811 · Southside Park · City of Sacramento · Coordinates: 38.57317, -121.50494
Executive Verdict · Public-Records Synthesis
Zoned C-2-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $684,000 ($602,000–$766,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$36,962 contributory est.)
Public building records show issued construction/renovation work on this parcel (30 total permits, latest Jun 1, 2026).
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: minimal flood hazard)
about 4% of the lot of the parcel intersects Zone X: minimal flood hazard. 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 (350 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 (~$8,248/yr at $684,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$687/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:
- 31,892 sq ft (0.73 ac)
- Assessor use:
- Office · Large Single Tenant · Multiple Stories
- Tax rate area:
- 03269
- Addresses on lot:
- 400 R ST; 400 R ST STE 100 STE 100; 400 R ST STE 105 STE 105
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: minimal flood hazard (about 4% of the lot); Zone X: reduced flood risk due to levee (about 96% 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: $602,000 – $766,000 · 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)350 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)0.28 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)0.38 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)0.41 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: Icon General Contractors (5 on parcel, 88 in ½ mi · Commercial tenant improvement); Jones And Lamberti Builders (1 on parcel, 39 in ½ mi · Commercial tenant improvement); Marketone Builders (9 on parcel, 32 in ½ mi · Commercial tenant improvement); Pacific Ridge Builders (4 on parcel, 26 in ½ mi · Commercial tenant improvement); D 7 Roofing Services (1 on parcel, 1 in ½ mi · Roof replacement).
Permit & Project History on This Parcel (30 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2611264 | Plan revision / deferred submittal | Complete | App. Jun 1, 2026 | — | EPC - revision COM-2513551 The Electrical scope has been revised from 250v 3 Phase to 250v single phase and NEMA L15 to … |
| FPP-2605436 | Commercial tenant improvement | Finaled | Iss. May 7, 2026 | $711,259 | EPC - EXPEDITED - Demise Suite 350, tenant improvement with interior demo and new interior partitions w/related electric… |
| FPP-2604768 | Commercial tenant improvement | Finaled | Iss. Apr 9, 2026 | $108,144 | EPC - EXPEDITED - Remodel of Suite 310 with new electrical and finishes. No new plumbing, or fire sprinkler work require… |
| COM-2605432 | Remodel / interior alteration | Void | App. Mar 19, 2026 | $711,259 | Demise Suite 350, tenant improvement with interior demo and new interior partitions w/related electrical, mechanical, p… |