1515 S St
Sacramento 95811 · Richmond Grove · City of Sacramento · Coordinates: 38.56877, -121.49018
Executive Verdict · Public-Records Synthesis
Zoned C-2-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $817,000 ($719,000–$915,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$122,261 contributory est.)
Public building records show issued construction/renovation work on this parcel (10 total permits, latest Jan 12, 2024).
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 (0.13 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 (~$9,764/yr at $817,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$814/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:
- 40,800 sq ft (0.94 ac)
- Assessor use:
- Office · Office (General) · Multiple Stories
- Tax rate area:
- 03409
- Addresses on lot:
- 1515 S 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: $719,000 – $915,000 · 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)0.13 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)0.41 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)0.22 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: Icon General Contractors (2 on parcel, 23 in ½ mi · Commercial tenant improvement); Marketone Builders (1 on parcel, 17 in ½ mi · Commercial tenant improvement); Design Electrical And General Contractor (2 on parcel, 2 in ½ mi · Other); Lynn Safety (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Abm Building Solutions (1 on parcel, 1 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (10 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2302224 | Commercial tenant improvement | Finaled | Iss. Jan 12, 2024 | $257,000 | EPC - Installation of a OSHA compliant Exterior Building Maintenances System to the roof top of the building located at … |
| COM-2111297 | Remodel / interior alteration | Finaled | Iss. Jul 29, 2021 | $79,100 | EPC - BOILER REPLACMENT (NORTH BUILDING-BOILER ROOM): LIKE FOR LIKE CHANGEOUT WITH ASSOCIATED PIPING: (NO IMPACT TO FI… |
| COM-2113035 | Remodel / interior alteration | Finaled | Iss. Jul 8, 2021 | $13,500 | EOTC - EXPEDITED - Install New Variable Frequency Drives for Pumps P1 and P5 |
| FPP-2112283 | Commercial tenant improvement | Finaled | Iss. Jul 7, 2021 | $350,000 | EPC - Interior remodel-new electrical receptacles, new sinks, new cabinets, new finishes. |
| COM-2113032 |