1600 10th Ave
Sacramento 95818 · Land Park · City of Sacramento · Coordinates: 38.54595, -121.49853
Executive Verdict · Public-Records Synthesis
Zoned R-1 in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $936,000 ($824,000–$1,048,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 6,098 sq ft lot. Local precedent is active with 4 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$188,339 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Feb 24, 2025).
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)
- ! Delayed or open permit activity on this parcel
Addition (adds square footage) (RES-2315842): Issued after 8 mo (5.5× the 42d median) — slower than 90% of addition (adds square footage) permits in City of Sacramento (median 42d, 90th pct 162d, n=1,948).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: New home at 3651 E Lincoln Ave (0.24 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 (~$11,120/yr at $936,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$927/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:
- 6,098 sq ft (0.14 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03005
- Addresses on lot:
- 1600 10TH AVE
Zoning & Land Use
R-1 — Single-Unit Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 1)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R-1 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned R-1, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R-1, a single-family residential zone. The lot is 6,098 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.
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: $824,000 – $1,048,000 · 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
- New home at 3651 E Lincoln Ave (Entitled)0.24 mi SE
In "Entitled" for 4 yr (since Nov 2, 2022), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). High-impact scale (1 housing unit, $1,500,000 declared valuation across 2 permits).
- Accessory dwelling unit at 3215 Freeport Blvd (In review)0.47 mi E
In "In review" for 2.8 yr (since Jan 30, 2024), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (6 housing units, $500,000 declared valuation across 1 permit).
- Addition (adds square footage) (RES-2315842) (Finaled)On this parcel
Issued after 8 mo (5.5× the 42d median) — slower than 90% of addition (adds square footage) permits in City of Sacramento (median 42d, 90th pct 162d, n=1,948).
- Accessory dwelling unit at 1350 Perkins Way (Entitled)0.3 mi NW
In "Entitled" for 4.5 yr (since May 11, 2022), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
Entity-resolved builders & contractors in ½ mile: Southgate Glass And Screen (1 on parcel, 6 in ½ mi · Remodel / interior alteration); Sr Enterprises (1 on parcel, 1 in ½ mi · Addition (adds square footage)); Ciscos Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Tmr Mechanical (1 on parcel, 1 in ½ mi · HVAC / heat pump); D And J Kitchens And Baths (35 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2503511 | Remodel / interior alteration | Finaled | Iss. Feb 24, 2025 | $33,467 | Window Permit: Remove and replace 14 aluminum windows with 14 wood composite windows, like for like, using block frame … |
| RES-2421202 | HVAC / heat pump | Expired Permit | Iss. Sep 26, 2024 | $10,790 | Change-out w/new ducts Split System to Split System. The existing unit shall be removed. The new unit shall be placed in… |
| RES-2415937 | Roof replacement | Finaled | Iss. Jul 19, 2024 | $30,000 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 30 squares of 50yr Laminated Dimensional Composition. CRRC: 0690-052… |
| RES-2315842 | Addition (adds square footage) | Finaled | Iss. Mar 14, 2024 | $247,345 | EPC - Interior stair addition. Addition of new dormers. 1493 Sq. Ft. 2nd floor addition of habitable space. Carbon mono… |