4501 Breuner Ave
Sacramento 95819 · River Park · City of Sacramento · Coordinates: 38.58212, -121.44350
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 $778,000 ($685,000–$871,000).
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 6,820 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
- ✓ Documented permitted upgrades (+$40,277 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Mar 9, 2026).
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)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 5188 Moddison Ave (0.37 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 (~$9,319/yr at $778,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$777/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:
- 6,820 sq ft (0.16 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03029
- Addresses on lot:
- 4501 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 6,820 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: $685,000 – $871,000 · 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 5188 Moddison Ave (Entitled)0.37 mi SE
In "Entitled" for 4.1 yr (since Oct 20, 2022), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- Accessory dwelling unit at 217 41st St (In review)0.42 mi SW
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)0.46 mi SW
Active in "Issued" for 16 mo (first record Jul 7, 2025) with no new permit activity recorded in 12 mo.
- New home at 3616 Troy Dalton St (Issued)0.49 mi NW
Active in "Issued" for 8.6 yr (first record Apr 25, 2018) with no new permit activity recorded in 8.5 yr.
Entity-resolved builders & contractors in ½ mile: Southgate Glass And Screen (1 on parcel, 2 in ½ mi · Remodel / interior alteration); Bonney Plumbing (1 on parcel, 2 in ½ mi · HVAC / heat pump); Larsen Home Design And Contruction (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Good Life Construction (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Juggernaut Electrical (1 on parcel, 1 in ½ mi · Electrical / panel).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2604656 | Electrical / panel | Finaled | Iss. Mar 9, 2026 | $4,500 | E-Permit: - Overhead service, Reuse Existing weather head/masthead work, installation of 100 Amps replacement subpanel. |
| RES-2523860 | Remodel / interior alteration | Finaled | Iss. Dec 1, 2025 | $10,657 | EPC - DETACHED GARAGE INTERIOR REMODEL:INSTALL INSULATION IN WALLS, PLYWOOD ON WALLS INSIDE GARAGE, MINI-SPLIT AC SYSTEM… |
| RES-2204922 | Windows / doors / siding | Finaled | Iss. Mar 7, 2022 | $20,550 | REMOVE AND REPLACE (21) ALUM WINDOWS 1 ALUM PATIO DOOR WITH 21 VINYL WINDOWS LIKE FOR LIKE RETROFIT AND NAIL FIN METHOD … |
| RES-2201914 | Remodel / interior alteration | Finaled | Iss. Feb 14, 2022 | $75,000 | EPC - -Convert existing 6 sq ft utility room to habitable space -Remodel Kitchen -Remodel Bathrooms -Replace windows… |