2110 18th St
Sacramento 95818 · Richmond Grove · City of Sacramento · Coordinates: 38.56499, -121.48824
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 $681,000 ($599,000–$763,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1B-SPD allows residential use qualifying for ministerial ADU review under state law (17 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$5,016 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Aug 1, 2025).
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 (0.18 mi NW, 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 (~$8,213/yr at $681,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$684/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:
- 2110 18TH 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: $599,000 – $763,000 · 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
Developments Deserving Closer Investigation & Active Area Builders
- Sakura Apartments - Affordable Housing Mixed Use (Issued)0.18 mi NW
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)0.12 mi W
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).
- New duplex at 1721 Tomato Aly (Applied)410 ft N
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.
- 2401 13th St. Apartment Complex (Fee estimate)0.42 mi W
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: Cobex Construction Group (1 on parcel, 1 in ½ mi · Roof replacement); Elegant Surfaces (1 on parcel, 1 in ½ mi · Remodel / interior alteration); River City Window And Door (1 on parcel, 1 in ½ mi · Windows / doors / siding); Super Mario Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Grupe Homes (44 in ½ mi · New single-family home).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2516204 | Roof replacement | Finaled | Iss. Aug 1, 2025 | $16,280 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 22 squares of Composite Class A. CRRC: 0890-0026 |
| RES-2115093 | Windows / doors / siding | Finaled | Iss. Jul 13, 2021 | $10,158 | Remove (5) wood windows and replace with (5) composite windows. Carbon monoxide & Smoke alarms required. Reference CRC s… |
| RES-2003187 | Remodel / interior alteration | Finaled | Iss. Feb 24, 2020 | $12,000 | EXPEDITED - bathroom remodel tub to curb less shower, new valve, hot mop. Carbon monoxide & Smoke alarms required. Refe… |
| RES-1813146 | Plumbing / water heater / sewer | Finaled | Iss. Jul 10, 2018 | $1,373 | Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required. |