2189 Acoma St
Sacramento 95815 · Old North Sacramento · City of Sacramento · Coordinates: 38.60587, -121.46696
Executive Verdict · Public-Records Synthesis
Zoned M-1-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $543,000 ($478,000–$608,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$179,420 contributory est.)
Public building records show issued construction/renovation work on this parcel (10 total permits, latest Apr 25, 2024).
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: 4-Plex New Construction (0.48 mi E, in review). 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 (~$6,640/yr at $543,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$553/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:
- 51,836 sq ft (1.19 ac)
- Assessor use:
- Industrial · Warehouse · Storage
- Tax rate area:
- 03351
- Addresses on lot:
- 2189 ACOMA ST; 2191 ACOMA ST
Zoning & Land Use
M-1-SPD — Light Industrial Zone (I)
2040 General Plan: Residential Mixed Use (FAR up to 4)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned M-1 (industrial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned M-1 (industrial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned M-1 (industrial), 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 06067C0177J, 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: $478,000 – $608,000 · Status: Off market
HUD Small Area FMR (ZIP 95815) · FY 2026
Studio $1,440 · 1BR $1,510 · 2BR $1,860 · 3BR $2,480 · 4BR $2,850
Developments Deserving Closer Investigation & Active Area Builders
- 4-Plex New Construction (In review)0.48 mi E
In "In review" for 4 yr (since Nov 4, 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 (4 housing units, $500,000 declared valuation across 2 permits). current_status changed to "Plan Check Wait" in snapshot Nov 1, 2026.
- 1212 Village (Entitled)0.26 mi SE
In "Entitled" for 5.9 yr (since Dec 18, 2020), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (75 housing units across 0 permits).
- 1212 Village (Fee estimate)0.27 mi SE
In "Fee estimate" for 3 yr (since Nov 13, 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 (75 housing units, $45,000,000 declared valuation across 1 permit).
- Walden Affordable Housing (Fee estimate)0.33 mi E
In "Fee estimate" for 6.2 yr (since Aug 24, 2020), 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, $1,000,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Mountain Valley Construction (6 on parcel, 6 in ½ mi · Plan revision / deferred submittal); Barnum And Celillo Electric (1 on parcel, 1 in ½ mi · Remodel / interior alteration); General Electrician And Contractor (14 in ½ mi · Commercial tenant improvement); Absolut Electric (5 in ½ mi · Remodel / interior alteration); Connected Technology (5 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (10 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2409044 | Plan revision / deferred submittal | Void | App. Apr 25, 2024 | — | EPC. Type IIIA; OCC F-1; S-1; B. Revision to reduce scope of work under this permit by removing Flower Room 1, 2, & 3. |
| COM-2409045 | Plan revision / deferred submittal | Complete | App. Apr 25, 2024 | — | EPC. Type IIIA; OCC F-1, S-1, B. Revision to reduce scope of work under this permit by removing Flower Room 1, 2, & 3. (… |
| COM-2311262 | Plan revision / deferred submittal | Complete | App. Jun 2, 2023 | — | EPC. Cannabis. Type: IIIA, Occ F-1, S-1, B. Revisions made during construction including minor room configurations and … |
| COM-2202257 | Other | Finaled | Iss. May 3, 2022 | $40,365 | EPC - Cannabis. INSTALL NEW 1,170 S.F. EXTERIOR METAL SHED OVER EXTERIOR MECHANICAL EQUIPMENT. REVISE EXTERIOR WALL TO 1… |