2120 11th St
Sacramento 95818 · Southside Park · City of Sacramento · Coordinates: 38.56719, -121.49798
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 $646,000 ($568,000–$724,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1B-SPD allows residential use qualifying for ministerial ADU review under state law (23 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$10,245 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Feb 24, 2023).
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: Sakura Apartments - Affordable Housing Mixed Use (0.41 mi E, 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 (~$7,814/yr at $646,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$651/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:
- 3,049 sq ft (0.07 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03005
- Addresses on lot:
- 2120 11TH ST
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 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: $568,000 – $724,000 · Status: Off market
HUD Small Area FMR (ZIP 95818) · FY 2026
Studio $1,950 · 1BR $2,050 · 2BR $2,520 · 3BR $3,350 · 4BR $3,870
Nearby Activity (½ mile radius, since November 2024)
49 active or recent development projects (511 housing units across completed, permitted, and pipeline stages) and 656 total building permits recorded within ½ mile.
- New construction11 permits (437 units)
- Adds housing (ADU)32 permits (46 units)
- Demolition4 permits
- Additions & renovations81 permits
- Building systems417 permits
- Repairs22 permits
- Other89 permits
Developments Deserving Closer Investigation & Active Area Builders
- Sakura Apartments - Affordable Housing Mixed Use (Issued)0.41 mi E
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.
- 905 S Street Apartments (Entitled)0.26 mi N
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)0.28 mi N
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).
- 2401 13th St. Apartment Complex (Fee estimate)0.28 mi SE
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).
Entity-resolved builders & contractors in ½ mile: Thor Electric Services (1 on parcel, 1 in ½ mi · Solar / battery storage); Reliance Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Hvacrmedic (1 on parcel, 1 in ½ mi · HVAC / heat pump); Indie Capital Constructors (29 in ½ mi · New duplex / half-plex); Icon General Contractors (24 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2303621 | HVAC / heat pump | Finaled | Iss. Feb 24, 2023 | $15,000 | No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall … |
| RES-2021020 | Solar / battery storage | Finaled | Iss. Dec 9, 2020 | $29,956 | 8.25kw Solar PV System, and 0gal Solar WH System (water heater installed null). |
| RES-2018040 | HVAC / heat pump | Expired Application | App. Oct 1, 2020 | $8,790 | No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall … |
| RES-1925284 | Remodel / interior alteration | Expired Application | App. Dec 23, 2019 | $5,000 | Convert existing detached garage into home office w/ associated minor electrical and change out garage door for double f… |
| RES-1919906 | Roof replacement | Finaled | Iss. Oct 15, 2019 | $5,000 | Tear Off - Yes, Resheet - Yes, 1 layer(s), 11 squares of 30yr Laminated Dimensional Composition. In-progress inspection … |