1906 11th St
Sacramento 95811 · Southside Park · City of Sacramento · Coordinates: 38.56992, -121.49682
Executive Verdict · Public-Records Synthesis
Zoned R-3A-SPD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $646,000 ($568,000–$724,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-3A-SPD allows residential use qualifying for ministerial ADU review under state law (18 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$55,440 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Feb 25, 2022).
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)
- ! Delayed or open permit activity on this parcel
1028 S Street: In "Entitled" for 3.7 yr (since Feb 16, 2023), exceeding the 184d median and 575d 90th percentile for new duplex / half-plex permits in City of Sacramento (n=115).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Sakura Apartments - Affordable Housing Mixed Use (0.4 mi SE, 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 (~$7,814/yr at $646,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$651/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:
- 7,360 sq ft (0.17 ac)
- Assessor use:
- Residential · Residential Conversion
- Tax rate area:
- 03005
- Addresses on lot:
- 1028 1/2 S ST; 1028 S ST; 1030 1/2 S ST
Zoning & Land Use
R-3A-SPD — 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 (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: $568,000 – $724,000 · 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)0.4 mi SE
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.
- 1028 S Street (Entitled)On this parcel
In "Entitled" for 3.7 yr (since Feb 16, 2023), exceeding the 184d median and 575d 90th percentile for new duplex / half-plex permits in City of Sacramento (n=115).
- 10th & R Mixed Use (Entitled)460 ft N
In "Entitled" for 2.7 yr (since Feb 29, 2024), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (27 housing units, $7,500,000 declared valuation across 1 permit).
- 2401 13th St. Apartment Complex (Fee estimate)0.45 mi S
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).
Entity-resolved builders & contractors in ½ mile: Custom Design Kitchen And Bath (3 on parcel, 5 in ½ mi · Commercial tenant improvement); Indie Capital Constructors (29 in ½ mi · New duplex / half-plex); Icon General Contractors (28 in ½ mi · Commercial tenant improvement); Marketone Builders (25 in ½ mi · Commercial tenant improvement); Reynen And Bardis Homes (14 in ½ mi · New single-family home).
Permit & Project History on This Parcel (3 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2126527 | Commercial tenant improvement | Finaled | Iss. Feb 25, 2022 | $280,000 | EPC - Interior remodel of fourplex (3813 sf building- 899 sf apartment units - non sprinklered) to include bath / kitche… |
| RES-2125515 | Remodel / interior alteration | Finaled | Iss. Jan 14, 2022 | $120,000 | EPC - ( Units #1906 & #1908 ) NON SPRINKLERED- Interior remodel of both apartment Units to include bath / kitchen remod… |
| COM-2125366 | Remodel / interior alteration | Void | App. Dec 1, 2021 | $120,000 | EPC - ( Units #1906 & #1908 ) NON SPRINKLERED- Interior remodel of both apartment Units to include bath / kitchen remod… |
State HCD Housing Element APR records on this parcel: 1 entry (report years 2023).