Sacramento 95811 · Richmond Grove · APN 009-0092-024-0000 · City of Sacramento
Zoned C-2-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $712,000 ($627,000–$797,000).
Public building records show issued construction/renovation work on this parcel (25 total permits, latest Dec 26, 2025).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
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)
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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$712,000
Benchmark range: $627,000 – $797,000
Closest lead: Sakura Apartments - Affordable Housing Mixed Use (440 ft 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)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$714/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
Since November 2024 within ½ mile: 144 homes completed, 140 permitted, 161 proposed or in review (133 of them deed-restricted affordable); 2 demolitions; 4 commercial or mixed-use projects.
50 projects with a record in this window, grouped by us from permits and State housing reports. Units are as proposed on each project's latest record and counted at its current stage.
768 permits within ½ mile since November 2024
The map shows new construction, ADUs, demolitions, additions, and renovations. Routine systems work (roofs, HVAC, water heaters) is counted but not mapped. Unit counts are as stated on permits.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: permits located by parcel, ½ mile radius · Source updated Nov 1, 2026 · Retrieved Nov 3, 2026
Public-records benchmark estimate combining Zillow Home Value Index (Data provided by Zillow), Census ACS 5-year estimates, parcel land-use/lot characteristics, and issued building permits. Not an official appraisal.
Permit counts, by the date issued (or applied, if not yet issued). Lot splits are planning cases, which we don't have.
We read public zoning and hazard maps against state law (ADUs: Gov. Code 66314; SB 9: Gov. Code 65852.21 and 66411.7). Local rules, title, tenancy history and site conditions can change the answer. Check with City of Sacramento's planning department before relying on it.
Sources: City of Sacramento CDD, Zoning (retrieved Nov 11, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Nov 9, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Nov 9, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Nov 9, 2026) · Zoning classes: our classification of C-2 as commercial, checked against the zone description on Oct 24, 2026
Chronological history of building permit applications and issuances, snapshot-dated status changes, State housing entitlements, surrounding development within ½ mile, and area home-value trends.
Permit issued and active for 4.8 yr (first record Jan 20, 2022), with no completion or new permit record in 3.1 yr. · 1 unit · $244,700 declared valuation
Permit issued and active for 3.6 yr (first record Apr 14, 2023), with no completion or new permit record in 2.9 yr. · 1 unit · $98,334 declared valuation
Permit issued and active for 4.5 yr (first record May 13, 2022), with no completion or new permit record in 2.8 yr. · 1 unit · $40,000 declared valuation
In "Entitled" for 2.3 yr (since Jul 17, 2024), with no new permit record in 2.3 yr. · 6 units
In "Entitled" for 4.8 yr (since Jan 7, 2022), with no new permit record in 2.3 yr. · 2 units · $318,650 declared valuation
In "Fee estimate" for 22 mo (since Jan 22, 2025), with no new permit record in 22 mo. · $1,500,000 declared valuation
Nearby permit (792c1e9607e2695d2e5e168c15ca21d14489474c): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (468b83fea3fc8f9ab0b09386beda7d33ec34e7ad): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (3dbcad4ce6f32a833d540d05050363df2fbd1663): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby general repair (2126 17th St 4): First appeared in published agency feed
Record COM-2623047 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (1237 T St): First appeared in published agency feed
Record RES-2621932 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2608262 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (1908 22nd St): Status changed from Issued to Withdrawn
Record RES-2619160 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (1716 N St): First appeared in published agency feed
Record COM-2621593 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (1024 P St): Status changed from Issued to Expired Permit
Record COM-2521536 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby general repair (2217 13th St): First appeared in published agency feed
Record RES-2621681 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (2018 16th St): First appeared in published agency feed
Record COM-2623324 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (2017 12th St): First appeared in published agency feed
Record RES-2622795 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (1919 21st St): Status changed from Verify to Issued
Record COM-2605106 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (1919 21st St): Issued date changed from (blank) to 2026-10-01
Record COM-2605106 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby general repair (1714 21st St 371): Status changed from Processing to Process Wait
Record COM-2617203 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Cross-referenced intelligence from our historical development graph—connecting parcels, permits, entity-resolved builders, empirical review-time distributions, and neighborhood renovation trends.
Explore full City of Sacramento development graph →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.
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).
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).
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).
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.
In "Fee estimate" for 22 mo (since Jan 22, 2025), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($1,500,000 declared valuation across 2 permits).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 596 parcels
−50.0% YoY
City baseline: 30.4 / 1k
27 in trailing 24m
Includes 11 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| North State Electrical Contractors | Fire alarm / sprinkler | 2 on parcel2 in ½ mi | $270,866 | 0 vs 0 prior |
| Anthem United Homes Construction | EV charger | 1 on parcel2 in ½ mi | $81,888 | 0 vs 0 prior |
| Aztec Solar | Solar / battery storage | 1 on parcel1 in ½ mi | $316,235 |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family home | 3,657 | 28d | 45d | 85d | 184d | 41d(vs 51d prior) |
| New duplex / half-plex | 115 | 82d | 184d | 416d | 575d | 144d(vs 361d prior) |
| New multifamily / condos / mixed-use | 199 | 125d | 210d | 365d | 627d | 199d(vs 289d prior) |
| Accessory dwelling unit (new or conversion) |
HUD Small Area Fair Market Rent · ZIP 95811
HUD FY 2026 · 40th-percentile gross rentCensus ACS 5-year median gross rent (all bedroom counts combined):
Area home-value benchmarks (not an appraisal)
ZIP & neighborhood mediansUnder California Proposition 13, the seller's historical assessed value does not carry over to a buyer. On sale, the parcel is reassessed at the purchase price: 1.00% base rate ($7,100/yr) + local voter-approved bond debt ($994/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
Model adding a backyard ADU or garage conversion under California's Prop 13 blended new-construction assessment (existing house & land tax base stays intact; only ADU build cost is assessed) and SB 13 impact-fee rules.
−$31,547/yr
Cash needed: $156,200
NOI: $11,535/yr
P&I: $3,590/mo
For $0/mo net cash flow
At $2,375/mo gross rent
| Scenario | Assumptions | Year 1 Rent | Year 1 Cash Flow | Cash-on-Cash | Break-Even Rent | Year 5 Cash Flow |
|---|---|---|---|---|---|---|
| Conservative | −8% starting rent, +3% vacancy, +3% combined maintenance/CapEx, 1.5%/yr rent growth | $2,185/mo | −$2,902/mo | -22.3% | $6,236/mo | −$2,878/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,375/mo | −$2,629/mo | -20.2% | $5,772/mo | −$2,471/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,518/mo | −$2,472/mo | -19.0% | $5,637/mo | −$2,160/mo |
Rental regulatory context (informational only — not legal advice):
California AB 1482 (Tenant Protection Act, Civ. Code § 1947.12) caps annual rent increases at 5% + local CPI (max 10%) on covered properties. In City of Sacramento: Sacramento Tenant Protection Program (City Code Ch. 5.156) — 5% + CPI (8.6% cap effective July 1, 2026) for covered pre-1995 multifamily units. Official program rules ↗
Finaled / completed137 unitsOct 12, 2018 – Nov 12, 2021
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
EPC - Tenant Improvement consisting of the construction of a new restaurant within an existing building shell. To include all electrical, plumbing and mechanical modifications, interior partitions and equipment. No structural or storefront modifications are part of the scope.
SIGN
Install 2 illuminated wall signs.
GREASE DUCT
EPC - Installation of Fire Wrapped welded steel grease duct across Retail A to serve a future kitchen in Retail B. This is a non-occupancy permit. The grease duct is being installed to allow potential for future tenant to have full service kitchen in Retail B. Occupancy of Retail B and installation of kitchen hood will be under a future permit when tenant is identified. - PLNG-INSP
Electrical - GFCI Installation and 400 amp breaker
EPC - Installation of GFCI receptacle and 400A breaker in existing electrical panel for future tenant.
Demising Wall - Retail Suite A
EPC - Installation of demising wall between Retail Space A and Retail Space B. This is a non-occupancy permit. We will be constructing the wall only, and the future tenant will permit all other improvements and occupancy.
15S Mixed Use - Added Scope for fencing
EPC - Additional scope of work to COM-2107527 for added chain-link fence to East elevation at the openings along the garage ramp & at the top of the ramp. Added pickets to the guardrails at the interior ramp where the walking surface is more than 30" AFF.
15S Mixed Use Project - Landlord TI
EPC - Landlord TI work to add extra electrical conduits for retail spaces. Run conduit from main electrical room through parking garage into retail spaces.
15S Mixed Use - Added Scope for railing
EPC - Additional scope of work to COM-2107527 for cable railing being installed on the courtyard West & South perimeter planter walls for life safety.
15S Mixed Use - Added Scope for EV Chargers
EPC - Additional scope of work to COM-2107527 for installing 10 EV chargers. 2 on the ground level at the two accessible parking spaces and the remaining 8 on the second level garage.
15S - Solar Water Heater
EPC - New Solar Thermal System (48) 4x10 Collectors with (1) 2872 Gallon Storage tank
15S Mixed Use Project - FDC
EPC - Revision to COM-2107527 for relocation of FDC to be wall mounted to the exterior wall on 15th St. outside stair #3. We could not achieve the required 36" of earth coverage due to space constraints.
15S Mixed-Use - REVISION #11
EPC - Revision to COM-2107527 for T24 report. The requirement for duct testing has been removed from the Title 24 report. The ducts are in conditioned space therefore, they do not need to be tested. Any leakage will go back to the primary load intended for the HVAC system.
15S Mixed-Use - REVISION #10
EPC - Revision to COM-2107527 for mechanical & electric at Fire Pump Room.
1516 S St - 2 ILLUMINATED SIGNS
Install (1) illuminated attached project identification sign and (1) illuminated attached address number.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel (APN) · Source updated Nov 1, 2026 · Retrieved Nov 3, 2026 · Applied and issued dates come from the city's Applied and Issued permit datasets. The city publishes current status without a date, so status changes are dated by the window between our snapshots.
No housing activity reported to the State for this parcel (2018–2025 reports).
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Nov 9, 2026 · From City of Sacramento's Housing Element Annual Progress Reports. A project can appear in several report years as it moves from entitlement to permit to completion.
Source: City of Sacramento CDD, Zoning · Geography: zoning district polygon at parcel point · Source updated Nov 11, 2026 · Retrieved Nov 11, 2026
0.73 acres
Assessor's classification for assessment purposes. This is not zoning.
1500 S ST; 1502 S ST; 1504 S ST
Source: Sacramento County GIS, Parcels · Geography: parcel · Source updated Nov 8, 2026 · Retrieved Nov 8, 2026
Assessed values and limited building characteristics (Sacramento County Assessor)
Current roll value. This is assessed value, not market value.
Search by parcel number 009-0092-024-0000. Shows direct levies and special assessments.
Search the city's permit system by address or record number
The official flood hazard map for this location. Our reading of it is under What could be built here.
This site does not show owner names.
| Twin Cities Construction | Commercial tenant improvement | 1 on parcel1 in ½ mi | $285,000 | 0 vs 0 prior |
| Johnson United | Sign | 1 on parcel1 in ½ mi | $3,800 | 0 vs 0 prior |
| Weidner Architectural Signage House Of Signs | Sign | 1 on parcel1 in ½ mi | $2,655 | 0 vs 0 prior |
| Sr Bray | Electrical / panel | 1 on parcel1 in ½ mi | $2,000 | 0 vs 0 prior |
| Grupe Homes Recent nearby: 1608 20th St (Mar 16, 2018) | New single-family home | 44 in ½ mi | $7,957,986 | 0 vs 0 prior |
| Icon General Contractors Merged: ICON GENERAL CONTRACTORS INC · ICON GENERAL CONTRACTORS LLC Recent nearby: 1102 Q St 5100 (Jul 24, 2024) | Commercial tenant improvement | 23 in ½ mi | $4,201,135 | 39 vs 62 prior−37% |
| Marketone Builders Recent nearby: 1600 Broadway (Jun 14, 2023) | Commercial tenant improvement | 18 in ½ mi | $40,194,784 | 10 vs 13 prior−23% |
| 1,693 |
| 57d |
| 97d |
| 172d |
| 284d |
| 97d(vs 103d prior) |
| Addition (adds square footage) | 1,948 | 6d | 42d | 83d | 162d | 49d(vs 43d prior) |
| Remodel / interior alteration | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvementOn this parcel | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| Solar / battery storageOn this parcel | 3,950 | 0d | 3d | 8d | 27d | 2d |
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Computed from issued permits with recorded application and issuance dates over the trailing 60 months. Categories with fewer than 20 permits are excluded.
15S Mixed-Use - REVISION #9
EPC - REVISION TO COM-2107527 - Intake louver for the exhaust system in the elevator hoistway has been moved from the exterior wall to the garage wall in the level 1 elevator lobby.
15S Mixed-Use - REVISION #8
EPC - Revision to COM-2107527 for architectural and MEP revisions that need to be reviewed. Narrative of changes included for each discipline.
15S - REVISION TO DEFERRED FIRE SPRINKLERS
EPC - REVISIONS TO COM-2211543 for fire sprinklers, standpipe & fire pump for the 15S project (COM-2107527) . Work to occur on the 4th -7th floors.
15S Mixed-Use - REVISION #7
EPC - Revision to COM-2107527 for design and calculations for attaching the exterior guardrails at the balconies on level 3 to the concrete slab. New sheet A 8.01 added to the set with elevations, sections and details with attachment and welding information included.
15S Mixed-Use - Deferred Cable Barrier
EPC - Deferred to COM-2107527 for Vehicle Cable Barrier system on the exterior of the building that will be located on the ramp up area of the parking garage.
15S Mixed-Use - Revision #6
EPC - Revision to COM-2107527 for SMUD alcove. All doors increased to 3hr fire rating allowing us to change the options allowed by SMUD to option 1 which allows us to remove the fire sprinkler system in the alcove. Also included are UL/GA Engineering Judgements on how to fire treat joints between concrete & CMU walls and Concrete & CMU walls with the ceiling/slab for both interior and exterior conditions.
15S Mixed-Use - Revision #4
EPC - Revision to COM-2107527 for T24 report to match changes made to the building.
15S Mixed-Use - Revision #5
EPC - Revision to COM-2107527 to list Car Lift as differed submittal; UL listing added for the corridor floor/ceiling assembly and steel columns.
1500 S ST - TEMP POWER
INSTALLATION OF 200 AMP TEMP POWER METER FOR TRAILER TO POWER CONSTRUCTION SITE. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
15S Mixed-Use - Deferred Fire Alarm
EPC - Deferred fire alarm for COM-2107527 (8-story mixed-use building)
New Fire Alarm System
EPC - New Fire Alarm System Installation