428 S St
Sacramento 95811 · Southside Park · City of Sacramento · Coordinates: 38.57206, -121.50468
Executive Verdict · Public-Records Synthesis
Zoned RO-SPD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $530,000 ($466,000–$594,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RO-SPD allows residential use qualifying for ministerial ADU review under state law (9 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through May 21, 2026, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
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 (0.11 mi NW, 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 (~$6,492/yr at $530,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$541/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:
- 1,807 sq ft (0.04 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03005
- Addresses on lot:
- 428 S ST
Zoning & Land Use
RO-SPD — Residential Office Zone (R)
2040 General Plan: Neighborhood (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RO (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 RO (mixed use), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned RO (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 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: $466,000 – $594,000 · 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)0.11 mi NW
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)0.24 mi E
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)0.34 mi E
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).
- Accessory dwelling unit at 2018 6th St (In review)0.14 mi S
In "In review" for 8 mo (since Mar 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 "Plan Check Target" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Air Tech HVAC (1 on parcel, 1 in ½ mi · HVAC / heat pump); Performance Home Improvement (1 on parcel, 1 in ½ mi · Electrical / panel); Icon General Contractors (68 in ½ mi · Commercial tenant improvement); Marketone Builders (22 in ½ mi · Commercial tenant improvement); Pacific Ridge Builders (21 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2610376 | HVAC / heat pump | Finaled | Iss. May 21, 2026 | $17,246 | No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall … |
| RES-2426826 | Electrical / panel | Finaled | Iss. Dec 10, 2024 | $3,500 | Electrical Permit: Install wire 6 recessed LED trims. 1 paddle fan and related wiring, switches at left garage bay ceil… |