2820 R St
Sacramento 95816 · Newton Booth · City of Sacramento · Coordinates: 38.56453, -121.47252
Executive Verdict · Public-Records Synthesis
Zoned C-2-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $771,000 ($678,000–$864,000).
Upsides & Opportunities
- ✓ 7 documented municipal building permits on file
On-parcel permit history is indexed through Apr 19, 2022, 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 Newton Booth
45 substantial renovation & housing permits over 24 months (44.4 per 1,000 parcels vs. 30.4 citywide baseline) (#72 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Newton Booth)
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: New duplex at 2616 Q St (0.17 mi NW, in review). 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 (~$9,239/yr at $771,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$770/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:
- 51,836 sq ft (1.19 ac)
- Assessor use:
- Retail / Commercial · Shopping Center · Neighborhood
- Tax rate area:
- 03005
- Addresses on lot:
- 2820 R ST
Zoning & Land Use
C-2-SPD — General Commercial Zone (C)
2040 General Plan: Residential Mixed Use (FAR up to 6)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned C-2 (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned C-2 (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned C-2 (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: $678,000 – $864,000 · Status: Off market
HUD Small Area FMR (ZIP 95816) · FY 2026
Studio $2,120 · 1BR $2,220 · 2BR $2,730 · 3BR $3,630 · 4BR $4,190
Developments Deserving Closer Investigation & Active Area Builders
- New duplex at 2616 Q St (In review)0.17 mi NW
In "In review" for 15 mo (since Aug 26, 2025), exceeding the 184d median and 416d 75th percentile for new duplex / half-plex permits in City of Sacramento (n=115). current_status changed to "Plan Check Target" in snapshot Nov 1, 2026.
- 2708 T Street Duplexes (Entitled)0.17 mi SW
In "Entitled" for 2.6 yr (since Apr 5, 2024), exceeding the 184d median and 575d 90th percentile for new duplex / half-plex permits in City of Sacramento (n=115).
- 3 new homes at 3021 U St (Fee estimate)0.25 mi S
In "Fee estimate" for 2.1 yr (since Oct 22, 2024), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199).
- Accessory dwelling unit at 2513 Neighbors Aly (Applied)0.4 mi N
In "Applied" for 9 mo (since Feb 18, 2026), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
Entity-resolved builders & contractors in ½ mile: West Fork Construction (2 on parcel, 8 in ½ mi · Commercial tenant improvement); True Line Builders (1 on parcel, 4 in ½ mi · Commercial tenant improvement); Illuminated Creations (1 on parcel, 1 in ½ mi · Sign); Sutti John And Associates (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Big Joe California North (1 on parcel, 1 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-2204902 | Commercial tenant improvement | Expired Permit | Iss. Apr 19, 2022 | $31,200 | EPC - Relocate the coffee bar in the space. new plumbing, electrical and casework are planned. |
| COM-2125198 | Fire alarm / sprinkler | Finaled | Iss. Dec 14, 2021 | $1,800 | EPC - Modify existing Ansul Hood/Duct fire system for new equipment for existing Class 1 Hood |
| COM-2109073 | Commercial tenant improvement | Finaled | Iss. Jul 12, 2021 | $300,000 | EPC - SACRAMENTO NATURAL FOODS CO-OP IS PROPOSING SOME INTERIOR MODIFICATIONS TO AN EXISTING KITCHEN AREA. MODIFIED AN… |
| COM-1614946 | Commercial tenant improvement | Finaled | Iss. Oct 14, 2016 | $1,886 | EXPEDITED - Installation of storage racks; 266 sq feet (76 linear feet) |
| COM-1610258 |