1921 28th St
Sacramento 95816 · Newton Booth · City of Sacramento · Coordinates: 38.56312, -121.47358
Executive Verdict · Public-Records Synthesis
Zoned C-2-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $991,000 ($872,000–$1,110,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$8,360 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Mar 5, 2024).
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)
- ! Delayed or open permit activity on this parcel
Remodel / interior alteration (COM-1923446): Issued after 2 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 3243 X St (0.49 mi SE, 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 (~$11,747/yr at $991,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$979/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 · Four Family · Fourplex
- Tax rate area:
- 03005
- Addresses on lot:
- 1921 28TH ST; 1921 28TH ST # 1 # 1; 1921 28TH ST APT 2 APT 2
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: $872,000 – $1,110,000 · 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
- Accessory dwelling unit at 3243 X St (In review)0.49 mi SE
In "In review" for 12 mo (since Nov 6, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). issued_date changed to "2026-10-07" in snapshot Nov 1, 2026.
- Remodel / interior alteration (COM-1923446) (Finaled)On this parcel
Issued after 2 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
- New duplex at 2616 Q St (In review)0.23 mi N
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)390 ft W
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).
Entity-resolved builders & contractors in ½ mile: Affordable Heating And Air (2 on parcel, 2 in ½ mi · HVAC / heat pump); Independent Electric (2 on parcel, 2 in ½ mi · Electrical / panel); Eaglelift (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Weaver Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Orosco Heating And Air Conditioning (1 on parcel, 1 in ½ mi · Roof replacement).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2404683 | Roof replacement | Finaled | Iss. Mar 5, 2024 | $19,500 | E-Permit: Tear Off - No, Resheet - No, 1 layer(s), 18 squares of TPO Single Ply. CRRC: 0738-0002 |
| RES-2126043 | Roof replacement | Expired Permit | Iss. Dec 10, 2021 | $8,940 | No Duct Work Permitted. Change-out Roof Mount to Roof Mount. The existing unit shall be removed. The new unit shall be p… |
| COM-2105511 | Electrical / panel | Finaled | Iss. Mar 18, 2021 | $2,500 | UNIT 3 - Scope of Work: 1) Remove & replace SPECIAL ORDER TYPE DEVICES ASAP. 30 x Aluminum Rated Wall Receptacles 15 … |
| RES-2105510 | Electrical / panel | Void | App. Mar 16, 2021 | $2,500 | UNIT 3 - Scope of Work: 1) Remove & replace SPECIAL ORDER TYPE DEVICES ASAP. 30 x Aluminum Rated Wall Receptacles 15 … |
| COM-1923446 |