3774 Breuner Ave
Sacramento 95819 · River Park · City of Sacramento · Coordinates: 38.58417, -121.44638
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 $769,000 ($677,000–$861,000).
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 7,500 sq ft lot.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$25,618 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Jun 4, 2023).
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)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: Accessory dwelling unit at 261 San Antonio Way (0.48 mi SW, issued). 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 (~$9,217/yr at $769,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$768/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:
- 7,500 sq ft (0.17 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03029
- Addresses on lot:
- 3774 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 7,500 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: $677,000 – $861,000 · 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 261 San Antonio Way (Issued)0.48 mi SW
Active in "Issued" for 16 mo (first record Jul 7, 2025) with no new permit activity recorded in 12 mo.
- McKinley Village Self Storage (Finaled / completed)0.48 mi SW
High-impact scale ($9,302,014 declared valuation across 33 permits).
Entity-resolved builders & contractors in ½ mile: Hex General Contractors (4 on parcel, 7 in ½ mi · Addition (adds square footage)); Norman Metcalf Electric (1 on parcel, 1 in ½ mi · Electrical / panel); TNHC Realty And Construction (132 in ½ mi · New single-family home); Kitchen Mart (10 in ½ mi · Remodel / interior alteration); Connected Technology (10 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-2311296 | Electrical / panel | Finaled | Iss. Jun 4, 2023 | $5,300 | E-Permit: existing panel 100 Amps - Underground service, new main panel 200 Amps, N/A weather head/masthead work, main b… |
| RES-2200243 | Remodel / interior alteration | Finaled | Iss. Jan 28, 2022 | $55,450 | EPC - Remodel Kitchen. Remodel 3 Bathrooms. R/R 14 Windows and 1 Sliding Door. Carbon monoxide & Smoke alarms required. … |
| RES-2201022 | Plumbing / water heater / sewer | Expired Permit | Iss. Jan 13, 2022 | $4,500 | Change-out installation of Gas - 050 gallon to Gas - Tankless, located inside building, screening not required. |
| RES-2126726 | Plumbing / water heater / sewer | Expired Permit | Iss. Dec 20, 2021 | $922 | E-Permit: Gas Line replacement, repair, or new leg, 52 L.F. |