2120 16th Ave
Sacramento 95822 · Carleton Tract · City of Sacramento · Coordinates: 38.53632, -121.48916
Executive Verdict · Public-Records Synthesis
Zoned R-2 in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $541,000 ($476,000–$606,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-2 allows residential use qualifying for ministerial ADU review under state law (9 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Jan 27, 2020, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
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: 2065 4-Plex Apartments (0.13 mi NW, 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 (~$6,617/yr at $541,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$551/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:
- 6,970 sq ft (0.16 ac)
- Assessor use:
- Residential · Two Family · Duplex
- Tax rate area:
- 03007
- Addresses on lot:
- 2118 16TH AVE; 2120 16TH AVE
Zoning & Land Use
R-2 — 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-2 (two-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotCan't tell
Zoned R-2 (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Duplex Dwelling Zone.
- SB 9: split into two lotsCan't tell
Zoned R-2 (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. 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 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: $476,000 – $606,000 · Status: Off market
HUD Small Area FMR (ZIP 95822) · FY 2026
Studio $1,620 · 1BR $1,700 · 2BR $2,090 · 3BR $2,780 · 4BR $3,210
Developments Deserving Closer Investigation & Active Area Builders
- 2065 4-Plex Apartments (Entitled)0.13 mi NW
In "Entitled" for 7.8 yr (since Jan 24, 2019), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (4 housing units across 0 permits).
- 2065 4plex (Entitled)0.14 mi NW
In "Entitled" for 3.7 yr (since Mar 1, 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 (4 housing units, $480,000 declared valuation across 2 permits).
- Accessory dwelling unit at 2116 16th Ave (Entitled)On this parcel
In "Entitled" for 3.7 yr (since Mar 17, 2023), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- 4103 22nd St ADU (Entitled)470 ft NE
In "Entitled" for 4.9 yr (since Dec 30, 2021), 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: Weather Guard Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Air Zone Heating And Air (1 on parcel, 1 in ½ mi · Roof replacement); Sequoia Pacific Builders (29 in ½ mi · Demolition); Yancey (6 in ½ mi · Remodel / interior alteration); Tilton Pacific Construction (5 in ½ mi · New commercial / non-residential building).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2001365 | Roof replacement | Finaled | Iss. Jan 27, 2020 | $15,200 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 30 squares of 30yr Laminated Dimensional Composition. CRRC: 0676-013… |
| RES-1901079 | Roof replacement | Expired Permit | Iss. Jan 18, 2019 | $10,000 | DUPLEX HVAC c/o for 2118 & 2120 16th Ave No Duct Work Permitted. Change-out Roof Mount to Roof Mount. The existing unit… |