800 T St
Sacramento 95811 · Southside Park · City of Sacramento · Coordinates: 38.56978, -121.50079
Executive Verdict · Public-Records Synthesis
Zoned R-1B-SPD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $825,000 ($726,000–$924,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1B-SPD allows residential use qualifying for ministerial ADU review under state law (18 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 7 documented municipal building permits on file
On-parcel permit history is indexed through Apr 25, 2025, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in Southside Park
33 substantial renovation & housing permits over 24 months (47.4 per 1,000 parcels vs. 30.4 citywide baseline) (#18 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Southside Park)
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: 905 S Street Apartments (0.15 mi NE, entitled). 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 (~$9,855/yr at $825,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$821/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:
- 4,095 sq ft (0.09 ac)
- Assessor use:
- Residential · Three Family · Triplex
- Tax rate area:
- 03005
- Addresses on lot:
- 800 T ST; 800 T ST APT A APT A; 800 T ST APT B APT B
Zoning & Land Use
R-1B-SPD — Single-Unit or Duplex 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-1B (two-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotCan't tell
Zoned R-1B (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling Zone.
- SB 9: split into two lotsCan't tell
Zoned R-1B (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling 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 06067C0160J, 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: $726,000 – $924,000 · 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
- 905 S Street Apartments (Entitled)0.15 mi NE
In "Entitled" for 3.9 yr (since Dec 8, 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 (227 housing units, $65,000,000 declared valuation across 4 permits).
- 10th & R Mixed Use (Entitled)0.23 mi NE
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).
- The Monarch - 805 R ST State Building (Issued)0.19 mi NE
Active in "Issued" for 3.9 yr (first record Dec 13, 2022) with no new permit activity recorded in 19 mo. High-impact scale (241 housing units, 239 deed-restricted affordable, $33,544,000 declared valuation across 13 permits).
- The Diggs (Issued)0.45 mi NW
Active in "Issued" for 2.6 yr (first record Mar 22, 2024) with no new permit activity recorded in 12 mo. High-impact scale (132 housing units, $25,000,000 declared valuation across 2 permits).
Entity-resolved builders & contractors in ½ mile: Wally Masters Electrical Service (2 on parcel, 2 in ½ mi · Electrical / panel); Dave Martin Construction (2 on parcel, 2 in ½ mi · Plumbing / water heater / sewer); Fox Family Heating And Air Conditioning (1 on parcel, 1 in ½ mi · HVAC / heat pump); Indie Capital Constructors (29 in ½ mi · New duplex / half-plex); Icon General Contractors (28 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2508299 | Plumbing / water heater / sewer | Expired Permit | Iss. Apr 25, 2025 | $850 | Gas Permit: FOR UNIT B- 30 feet of gas line replaced. PG&E safety inspection requested. Carbon monoxide & Smoke alarms … |
| COM-2508074 | Plumbing / water heater / sewer | Void | App. Apr 22, 2025 | $850 | Gas Permit: FOR UNIT B- 30 feet of gas line replaced. PG&E safety inspection requested. Carbon monoxide & Smoke alarms … |
| COM-2011603 | Electrical / panel | Finaled | Iss. Jul 6, 2020 | $3,000 | Upgrade electrical wiring for Unit C Smoke & Carbon Monoxide Alarms required per CRC sections R314 & R315. Access to p… |
| COM-1817949 | Electrical / panel | Finaled | Iss. Sep 14, 2018 | $4,000 | Replace existing 3 single meter boxes with a 3 gang meter pack. Replace unit B's distribution box (3-20 AMP breakers) w… |