3901 Breuner Ave
Sacramento 95819 · River Park · City of Sacramento · Coordinates: 38.58302, -121.44596
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 $891,000 ($784,000–$998,000).
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 6,970 sq ft lot. Local precedent is active with 2 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Dec 22, 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)
- ✓ Above-average reinvestment in River Park
88 substantial renovation & housing permits over 24 months (58.3 per 1,000 parcels vs. 30.4 citywide baseline) (#14 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (River 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)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 217 41st St (0.44 mi S, 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 (~$10,607/yr at $891,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$884/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:
- 03029
- Addresses on lot:
- 3901 BREUNER AVE; 3903 BREUNER 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 6,970 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 06067C0180J, 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: $784,000 – $998,000 · Status: Off market
HUD Small Area FMR (ZIP 95819) · FY 2026
Studio $2,050 · 1BR $2,150 · 2BR $2,640 · 3BR $3,510 · 4BR $4,050
Developments Deserving Closer Investigation & Active Area Builders
- Accessory dwelling unit at 217 41st St (In review)0.44 mi S
In "In review" for 2 yr (since Nov 14, 2024), exceeding the 184d median and 575d 90th percentile for new duplex / half-plex permits in City of Sacramento (n=115).
- Accessory dwelling unit at 261 San Antonio Way (Issued)0.42 mi SW
Active in "Issued" for 16 mo (first record Jul 7, 2025) with no new permit activity recorded in 12 mo.
- CITY PARK - Bertha Henschel Park - New Bathroom Structure (Issued)0.46 mi S
current_status changed to "Finaled" in snapshot Nov 1, 2026.
- McKinley Village Self Storage (Finaled / completed)0.48 mi W
High-impact scale ($9,302,014 declared valuation across 33 permits).
Entity-resolved builders & contractors in ½ mile: Huft Heating And Air Conditioning (1 on parcel, 2 in ½ mi · HVAC / heat pump); Western Pacific Mechanical Services (1 on parcel, 1 in ½ mi · Roof replacement); Hammer Roofing (1 on parcel, 1 in ½ mi · Roof replacement); TNHC Realty And Construction (120 in ½ mi · New single-family home); Connected Technology (13 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2023645 | HVAC / heat pump | Finaled | Iss. Dec 22, 2020 | $11,630 | Change-out Split System to Split System. The existing unit shall be removed. The new unit shall be placed in the same lo… |
| RES-1610795 | Roof replacement | Finaled | Iss. Jul 10, 2016 | — | E-Permit: Tear Off - Yes, Resheet - Yes, 3 layer(s), 26 squares of 30yr Laminated Dimensional Composition. In-progress i… |
| RES-1605777 | Roof replacement | Finaled | Iss. Apr 15, 2016 | $9,500 | Cut-in Split System. A unit will be installed in a new location. This unit will be fully screened behind a solid fence o… |