1215 T St
Sacramento 95811 · Richmond Grove · City of Sacramento · Coordinates: 38.56875, -121.49487
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 $777,000 ($684,000–$870,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-3A-SPD allows residential use qualifying for ministerial ADU review under state law (27 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$16,000 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Sep 25, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in Richmond Grove
27 substantial renovation & housing permits over 24 months (45.3 per 1,000 parcels vs. 30.4 citywide baseline) (#74 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Richmond Grove)
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 (0.27 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 (~$9,308/yr at $777,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$776/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:
- 6,534 sq ft (0.15 ac)
- Assessor use:
- Residential · Two Family · Duplex
- Tax rate area:
- 03005
- Addresses on lot:
- 1215 1/2 T ST; 1215 T 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: $684,000 – $870,000 · 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
Nearby Activity (½ mile radius, since November 2024)
51 active or recent development projects (605 housing units across completed, permitted, and pipeline stages) and 674 total building permits recorded within ½ mile.
- New construction11 permits (435 units)
- Adds housing (ADU)35 permits (56 units)
- Demolition5 permits
- Additions & renovations95 permits
- Building systems400 permits
- Repairs23 permits
- Other105 permits
Developments Deserving Closer Investigation & Active Area Builders
- Sakura Apartments - Affordable Housing Mixed Use (Issued)0.27 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)0.2 mi 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)0.34 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)0.37 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: Clarke And Rush Mechanical (2 on parcel, 2 in ½ mi · HVAC / heat pump); Himphill Electric (2 on parcel, 2 in ½ mi · Electrical / panel); Amigo Roofing (1 on parcel, 1 in ½ mi · Roof replacement); B And B Harvey Construction (1 on parcel, 1 in ½ mi · Addition (adds square footage)); Huft Heating And Air Conditioning (1 on parcel, 1 in ½ mi · HVAC / heat pump).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2621256 | HVAC / heat pump | Issued | Iss. Sep 25, 2026 | $7,971 | REMOVE EXISTING 30 GALLON NATURAL GAS WATER HEATER/ INSTALL NEW 40 GALLON HEAT PUMP WATER HEATER/ CAPPED OFF GAS LINE/ U… |
| RES-2413704 | HVAC / heat pump | Expired Permit | Iss. Jun 21, 2024 | $15,870 | convert from gas to electric; C/O existing 2 ton split system, 17.9 SEER , Air handeler is in the subfloor The existing … |
| RES-2303687 | Roof replacement | Finaled | Iss. Feb 24, 2023 | $20,000 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 21 squares of 30yr Laminated Dimensional Composition. CRRC: 0676-003… |
| RES-2202851 | HVAC / heat pump | Finaled | Iss. Feb 8, 2022 | $17,349 | No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall … |
| RES-2121276 | Electrical / panel | Finaled | Iss. Oct 6, 2021 | $9,000 | AA: existing panel 200 Amps - Overhead service, new main panel 200 Amps, Replacement weather head/masthead work. |
| RES-2121210 | Electrical / panel | Withdrawn | App. Sep 30, 2021 | $9,000 | AA: existing panel 200 Amps - Overhead service, new main panel 200 Amps, Replacement weather head/masthead work. Carbon… |
| RES-1718049 | Addition (adds square footage) | Finaled | Iss. Oct 23, 2017 | $14,900 | R/R - Front Porch upper level porch (entire) to be replaced 102 sf and the lower level porch will have the railing rep… |