1610 R St
Sacramento 95811 · Richmond Grove · City of Sacramento · Coordinates: 38.56879, -121.48852
Executive Verdict · Public-Records Synthesis
Zoned OB-PUD-SPD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $800,000 ($704,000–$896,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone OB-PUD-SPD allows residential use qualifying for ministerial ADU review under state law (15 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$104,691 contributory est.)
Public building records show issued construction/renovation work on this parcel (119 total permits, latest Jan 6, 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 (0.17 mi SW, 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 (~$9,570/yr at $800,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$798/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:
- 51,401 sq ft (1.18 ac)
- Assessor use:
- Office · Office (General) · Multiple Stories
- Tax rate area:
- 03409
- Addresses on lot:
- 1610 R ST; 1610 R ST STE 100 STE 100; 1610 R ST STE 110 STE 110
Zoning & Land Use
OB-PUD-SPD — Low-Rise Mixed-Use Zone (C)
2040 General Plan: Residential Mixed Use (FAR up to 8)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned OB (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 OB (mixed use), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned OB (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: $704,000 – $896,000 · 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)0.17 mi SW
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)0.27 mi SW
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).
- 21Q Apartments (Fee estimate)0.42 mi E
In "Fee estimate" for 4.2 yr (since Aug 24, 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 (248 housing units, $65,000,000 declared valuation across 2 permits).
- 2100 Q Street Mixed Use (Entitled)0.43 mi E
In "Entitled" for 4.5 yr (since Apr 29, 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 (600 housing units, $200,000,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Ascent Builders (22 on parcel, 22 in ½ mi · Plan revision / deferred submittal); Marketone Builders (3 on parcel, 14 in ½ mi · Commercial tenant improvement); Ap Thomas Construction (7 on parcel, 12 in ½ mi · Commercial tenant improvement); Tri Quest Builders And Developers (5 on parcel, 7 in ½ mi · Plan revision / deferred submittal); P And P Building Wrecking (1 on parcel, 6 in ½ mi · Demolition).
Permit & Project History on This Parcel (119 permits, 1 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| SIG-2522685 | Sign | Expired Permit | Iss. Jan 6, 2026 | $5,000 | NEW SIGNS- LED illuminated AND non-illuminated attached signs. |
| COM-2520853 | Plan revision / deferred submittal | Complete | App. Oct 2, 2025 | — | EPC - Revision to COM-2516168 (SUB-2513294) includes restroom reconfiguration with related MEP adjustments, addition of … |
| COM-2516168 | Commercial tenant improvement | Finaled | Iss. Sep 18, 2025 | $993,622 | EXPEDITED 15, 10, 10- EPC - COMMERCIAL TENANT IMPROVEMENT INCLUDING CONSTRUCTION OF NON-STRUCTURAL PARTITIONS, CEILINGS,… |
| COM-2515265 | Remodel / interior alteration |