1108 R St Unit 433
Sacramento 95811 · Southside Park · City of Sacramento · Coordinates: 38.57061, -121.49532
Executive Verdict · Public-Records Synthesis
Zoned RMX-SPD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $647,000 ($569,000–$725,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RMX-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
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Oct 29, 2024, 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: Sakura Apartments - Affordable Housing Mixed Use (0.37 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 (~$7,826/yr at $647,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$652/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:
- 38,852 sq ft (0.89 ac)
- Assessor use:
- Residential · High Rise Apartment
- Tax rate area:
- 03110
- Addresses on lot:
- 1104 R ST; 1104 R ST STE 100 STE 100; 1104 R ST STE 110 STE 110
Zoning & Land Use
RMX-SPD — Residential Mixed Use Zone (R)
2040 General Plan: Residential Mixed Use (FAR up to 8)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RMX (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 RMX (mixed use), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned RMX (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 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: $569,000 – $725,000 · 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)0.37 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.
- 10th & R Mixed Use (Entitled)520 ft NW
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).
- 2131 16th Street Modular Mixed-Use Building (Entitled)0.46 mi SE
In "Entitled" for 4.5 yr (since May 26, 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 (41 housing units, $1,776,031 declared valuation across 4 permits).
- 2401 13th St. Apartment Complex (Fee estimate)0.49 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: Chargie (1 on parcel, 2 in ½ mi · EV charger); Sacramento Control (2 on parcel, 2 in ½ mi · Fire alarm / sprinkler); Sjm Partners (1 on parcel, 1 in ½ mi · Windows / doors / siding); Icon General Contractors (23 in ½ mi · Commercial tenant improvement); Marketone Builders (18 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2422841 | Windows / doors / siding | Finaled | Iss. Oct 29, 2024 | $22,500 | Window Permit: #: 24-006352 Replace 2 failing windows with new commercial retrofit windows. Existing are vinyl. Replac… |
| COM-2316157 | EV charger | Finaled | Iss. May 13, 2024 | $100,000 | EPC - • Removal of (3) existing wall mounted L2 chargers • Installation of (17) pedestal mounted L2 chargers and (3) w… |
| COM-2306705 | Fire alarm / sprinkler | Expired Permit | Iss. Apr 13, 2023 | $600 | EPC - THE SCOPE OF THIS PROJECT IS TO INSTALL A NEW GSM CELLULAR COMMUNICATOR TO AN EXISTING SPRINKLER MONITORING SYSTE… |
| COM-1823649 | Fire alarm / sprinkler | Finaled | Iss. Dec 13, 2018 | $5,000 | Addition of (4) smoke detectors and (3) new notification appliances within the sound room and storage building services … |