1818 16th St
Sacramento 95811 · Richmond Grove · City of Sacramento · Coordinates: 38.56873, -121.48959
Executive Verdict · Public-Records Synthesis
Zoned C-2-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $607,000 ($534,000–$680,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$2,970 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Jun 30, 2025).
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 (0.14 mi S, 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 (~$7,370/yr at $607,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$614/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:
- 4,000 sq ft (0.09 ac)
- Assessor use:
- Office · Office (General) · Multiple Stories
- Tax rate area:
- 03409
- Addresses on lot:
- 1818 16TH ST
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: 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: $534,000 – $680,000 · 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)0.14 mi S
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.
- 2131 16th Street Modular Mixed-Use Building (Entitled)0.25 mi S
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).
- 10th & R Mixed Use (Entitled)0.44 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).
- New duplex at 1721 Tomato Aly (Applied)0.2 mi SE
In "Applied" for 7 mo (since Apr 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 "Expired Application" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Marketone Builders (3 on parcel, 18 in ½ mi · Commercial tenant improvement); Mason Building And Design (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Grupe Homes (44 in ½ mi · New single-family home); Icon General Contractors (23 in ½ mi · Commercial tenant improvement); Black Pine Builders (16 in ½ mi · New single-family home).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2509987 | Commercial tenant improvement | Expired Permit | Iss. Jun 30, 2025 | $400,000 | EPC - EXPEDITED 15, 10, 10 - Re-arranging of cubicles only on the 4th and 5th floors. No new walls, no new doors. All … |
| COM-2225867 | Plan revision / deferred submittal | Complete | App. Dec 5, 2022 | — | EPC. revision to COM-2108083. Widening of corridor to 3 feet due to existing beam impeding (field condition). |
| COM-2204247 | Plan revision / deferred submittal | Complete | App. Feb 25, 2022 | — | EXPEDITED - EOTC HVAC revision to Com-2108083 Area of work where modular furniture systems are being installed does not … |
| COM-2108083 | Commercial tenant improvement | Finaled | Iss. Sep 28, 2021 | $2,554,385 | EXPEDITED - EPC. Interior remodel-demo interior non load bearing walls, construction new interior non load bearing walls… |