2021 28th St
Sacramento 95818 · Newton Booth · City of Sacramento · Coordinates: 38.56192, -121.47388
Executive Verdict · Public-Records Synthesis
Zoned C-2-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $768,000 ($676,000–$860,000).
Upsides & Opportunities
- ✓ 6 documented municipal building permits on file
On-parcel permit history is indexed through Dec 15, 2025, 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: Delta Bungalows - W Street Housing Community (0.32 mi SE, entitled). 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 (~$9,205/yr at $768,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$767/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:
- 32,000 sq ft (0.73 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03005
- Addresses on lot:
- 2021 28TH ST; 2025 28TH ST; 2025 28TH ST APT 101 APT 101
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 06067C0190H, effective August 16, 2012
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $676,000 – $860,000 · 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
Nearby Activity (½ mile radius, since November 2024)
49 active or recent development projects (93 housing units across completed, permitted, and pipeline stages) and 682 total building permits recorded within ½ mile.
- New construction17 permits (24 units)
- Adds housing (ADU)41 permits (75 units)
- Demolition8 permits
- Additions & renovations95 permits
- Building systems434 permits
- Repairs39 permits
- Other48 permits
Developments Deserving Closer Investigation & Active Area Builders
- Delta Bungalows - W Street Housing Community (Entitled)0.32 mi SE
In "Entitled" for 3.1 yr (since Sep 28, 2023), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (16 housing units across 0 permits).
- Accessory dwelling unit at 3243 X St (In review)0.42 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.
- New duplex at 2616 Q St (In review)0.31 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.
- W Street Four-Plexes (Entitled)0.39 mi SE
In "Entitled" for 18 mo (since May 14, 2025), exceeding the 210d median and 365d 75th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (4 housing units across 0 permits).
Entity-resolved builders & contractors in ½ mile: Sherman Brothers Construction And Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Hartman Home Services (1 on parcel, 1 in ½ mi · General repair); United Building Service Mechanical (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Sonoran Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Kjax (1 on parcel, 1 in ½ mi · General repair).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2525859 | General repair | Finaled | Iss. Dec 15, 2025 | $11,225 | Permit to complete work commenced under expired permit COM-2311270:- EXISTING POSTS AT THE LEVEL-1 COURTYARD SHOWING SIG… |
| COM-2311270 | General repair | Expired Permit | Iss. Jul 19, 2023 | $75,000 | EPC - EXISTING POSTS AT THE LEVEL-1 COURTYARD SHOWING SIGNS OF SETTLEMENT DUE TO STANDING WATER. EXISITNG SLAB, AND STEE… |
| COM-2200791 | Roof replacement | Finaled | Iss. Jan 12, 2022 | $89,000 | E-Permit: Tear Off - Yes, Resheet - No, 3 layer(s), 173 squares of TPO Single Ply. CRRC: 0890-0008 ALSO REPLACING LIKE … |
| COM-1905621 | Plumbing / water heater / sewer | Expired Permit | Iss. Apr 3, 2019 | $29,777 | C/O existing Boiler in basement w/ 850k-btu Boiler in same location installed per manufacturers specifications. |
| COM-1719676 | Roof replacement | Finaled | Iss. Oct 24, 2017 | $22,636 | Tear Off - Yes, Resheet - No, 1 layer(s), 53 squares of TPO Single Ply. In-progress inspection required if 10 squares or… |
| COM-1714340 | Other | Finaled | Iss. Aug 9, 2017 | $5,700 | 100 ft copper reroute 1 1/2" copper line, 1st floor exterior common area run, 3 holes to be cored. all work to be subj… |