1100 T St
Sacramento 95811 · Southside Park · City of Sacramento · Coordinates: 38.56856, -121.49679
Executive Verdict · Public-Records Synthesis
Zoned C-1-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $621,000 ($546,000–$696,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$5,336 contributory est.)
Public building records show issued construction/renovation work on this parcel (10 total permits, latest May 1, 2026).
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 (0.36 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 (~$7,529/yr at $621,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$627/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:
- 12,800 sq ft (0.29 ac)
- Assessor use:
- Retail / Commercial · Store / Office Combo · Multi-Tenant
- Tax rate area:
- 03005
- Addresses on lot:
- 1100 T ST; 1102 T ST; 1104 1/2 T ST
Zoning & Land Use
C-1-SPD — Limited Commercial Zone (C)
2040 General Plan: Neighborhood (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned C-1 (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned C-1 (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned C-1 (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: $546,000 – $696,000 · 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)0.36 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.
- 10th & R Mixed Use (Entitled)0.18 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)0.35 mi S
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).
- 2131 16th Street Modular Mixed-Use Building (Entitled)0.41 mi SE
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).
Entity-resolved builders & contractors in ½ mile: American Cool Construction (3 on parcel, 3 in ½ mi · Roof replacement); Vent Construction (2 on parcel, 2 in ½ mi · HVAC / heat pump); Regional Builders (1 on parcel, 2 in ½ mi · Addition (adds square footage)); Piper Electric (1 on parcel, 2 in ½ mi · Electrical / panel); Grimes Heating And Air (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler).
Permit & Project History on This Parcel (10 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2608719 | Electrical / panel | Finaled | Iss. May 1, 2026 | $2,750 | Electrical Permit: Provide replacement of 4 space fuse panels in both 2001 and 2003. Install circuit breaker type sub p… |
| COM-2510914 | HVAC / heat pump | Finaled | Iss. Jun 5, 2025 | $16,500 | HDB Case 23-017208: New Permit to complete work under expired permit COM-2416442: Remodel a market space to accommodate … |
| COM-2502317 | Plan revision / deferred submittal | Complete | App. Feb 3, 2025 | — | EPC - REVISION TO COM-2416442 - REVISE RESTROOM CONFIGURATION HDB #23-017208 |
| COM-2416442 | HVAC / heat pump | Expired Permit | Iss. Nov 18, 2024 | $110,000 | EXPEDITED - EPC - HDB Case 23-017208: Remodel a market space to accommodate a coffee shop. Commercial Range, Hood and an… |
| COM-2324268 |