1808 U St
Sacramento 95818 · Richmond Grove · City of Sacramento · Coordinates: 38.56493, -121.48748
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 $872,000 ($767,000–$977,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1B-SPD allows residential use qualifying for ministerial ADU review under state law (11 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Apr 20, 2026, 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 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 (0.21 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 (~$10,391/yr at $872,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$866/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:
- 7,362 sq ft (0.17 ac)
- Assessor use:
- Residential · Two Family · Duplex
- Tax rate area:
- 03005
- Addresses on lot:
- 1808 U ST; 1808 U ST UNIT A UNIT A; 1808 U ST UNIT B UNIT B
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: $767,000 – $977,000 · 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)0.21 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)0.16 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)460 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.
- 21Q Apartments (Fee estimate)0.44 mi NE
In "Fee estimate" for 4.2 yr (since Aug 24, 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 (248 housing units, $65,000,000 declared valuation across 2 permits).
Entity-resolved builders & contractors in ½ mile: Bonney Plumbing (1 on parcel, 2 in ½ mi · HVAC / heat pump); Clarke And Rush Mechanical (1 on parcel, 1 in ½ mi · HVAC / heat pump); Amigos Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Himphill Electric (1 on parcel, 1 in ½ mi · Electrical / panel); 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-2607759 | HVAC / heat pump | Finaled | Iss. Apr 20, 2026 | $28,694 | HVAC Heat pump split system change out in attic like for like. No Duct Work Permitted. Change-out Split System System. T… |
| RES-2214623 | Roof replacement | Finaled | Iss. Jul 13, 2022 | $10,700 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 17 squares of 30yr Laminated Dimensional Composition. CRRC: 0890-000… |
| RES-2206278 | HVAC / heat pump | Finaled | Iss. Mar 24, 2022 | $12,823 | Change-out w/new ducts Split System to Mini-Split System. The existing unit shall be removed. The new unit shall be plac… |
| RES-2121607 | Electrical / panel | Finaled | Iss. Oct 7, 2021 | $9,000 | AA: existing panel 200 Amps - Overhead service, new main panel 200 Amps, Replacement weather head/masthead work. |