2015 21st St
Sacramento 95818 · Newton Booth · City of Sacramento · Coordinates: 38.56474, -121.48314
Executive Verdict · Public-Records Synthesis
Zoned RO-SPD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $693,000 ($610,000–$776,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RO-SPD allows residential use qualifying for ministerial ADU review under state law (7 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 10 documented municipal building permits on file
On-parcel permit history is indexed through Aug 28, 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 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: minimal flood hazard)
all of the lot of the parcel intersects Zone X: minimal flood hazard. 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 (0.42 mi W, 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 (~$8,350/yr at $693,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$696/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:
- 6,400 sq ft (0.15 ac)
- Assessor use:
- Residential · Bed & Breakfast
- Tax rate area:
- 03005
- Addresses on lot:
- 2015 21ST ST
Zoning & Land Use
RO-SPD — Residential Office Zone (R)
2040 General Plan: Residential Mixed Use (FAR up to 6)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RO (mixed use): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned RO (mixed use), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned RO (mixed use), 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: minimal flood hazard (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: $610,000 – $776,000 · 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)0.42 mi W
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.
- 21Q Apartments (Fee estimate)0.3 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).
- 2131 16th Street Modular Mixed-Use Building (Entitled)0.4 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)0.28 mi W
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.
Entity-resolved builders & contractors in ½ mile: Alpha Green Energy (6 on parcel, 6 in ½ mi · Fire alarm / sprinkler); Grupe Homes (44 in ½ mi · New single-family home); Black Pine Builders (16 in ½ mi · New single-family home); Ap Thomas Construction (11 in ½ mi · Commercial tenant improvement); Marketone Builders (10 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (10 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2618100 | Electrical / panel | Issued | Iss. Aug 28, 2026 | $400 | Electrical Permit: Use of existing Hi-Leg Delta 3ph service as temp job site power. |
| COM-2608245 | Plan revision / deferred submittal | Complete | App. Apr 26, 2026 | — | EPC - REVISION TO COM-2604944: Change the plumbing to ABS & PEX piping |
| COM-2604990 | New garage / accessory structure | Issued | Iss. Apr 9, 2026 | $50,000 | EPC - SHARED PLANS WITH COM-2226364 Construct 814-sqft detached garage w/ associated electrical. PLANS PREVIOUSLY REVI… |
| COM-2604944 | Commercial tenant improvement | Issued | Iss. Apr 9, 2026 | $750,000 | EPC-SHARED PLANS with COM-2226369 - Convert existing 3-story historic building into 11-suite Bed & Breakfast to includ… |
| COM-2604949 |