1818 X St
Sacramento 95818 · Land Park · City of Sacramento · Coordinates: 38.56154, -121.48863
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 $817,000 ($719,000–$915,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RO-SPD allows residential use qualifying for ministerial ADU review under state law (15 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 14 documented municipal building permits on file
On-parcel permit history is indexed through Sep 24, 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 Land Park
245 substantial renovation & housing permits over 24 months (69.8 per 1,000 parcels vs. 30.4 citywide baseline) (#42 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Land Park)
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)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Sakura Apartments - Affordable Housing Mixed Use (0.38 mi N, 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 (~$9,764/yr at $817,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$814/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:
- 19,465 sq ft (0.45 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03005
- Addresses on lot:
- 1818 X ST; 1818 X ST UNIT 108 UNIT 108; 1818 X ST UNIT 109 UNIT 109
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: 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: $719,000 – $915,000 · 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)0.38 mi N
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)0.27 mi N
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).
- 2401 13th St. Apartment Complex (Fee estimate)0.41 mi W
In "Fee estimate" for 21 mo (since Feb 11, 2025), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (15 housing units, $2,450,000 declared valuation across 1 permit).
- New duplex at 1721 Tomato Aly (Applied)0.32 mi 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.
Entity-resolved builders & contractors in ½ mile: SE Harrison (6 on parcel, 9 in ½ mi · Plan revision / deferred submittal); The Fireout Sprinkler (2 on parcel, 2 in ½ mi · Plan revision / deferred submittal); The Sign Factory (1 on parcel, 1 in ½ mi · Sign); Central Glass (1 on parcel, 1 in ½ mi · Windows / doors / siding); Abrahams Construction (12 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (14 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2519484 | Windows / doors / siding | Finaled | Iss. Sep 24, 2025 | $2,728 | "INSTALL RETROFIT WINDOW IN LIVING ROOM. LIKE FOR LIKE SIZE AND LOCATION. MEETS TITLE 24 AND EGRESS." All work subject t… |
| COM-2010306 | Plan revision / deferred submittal | Complete | App. Jun 16, 2020 | — | EPC - Revision to COM-1806149 for electrical as-built changes |
| SIG-2007506 | Sign | Finaled | Iss. May 28, 2020 | $3,840 | Install attached non illuminated letters (ONYX) on wall. |
| COM-2003595 | Plan revision / deferred submittal | Complete | App. Feb 28, 2020 | — |