3786 Breuner Ave
Sacramento 95819 · River Park · City of Sacramento · Coordinates: 38.58448, -121.44710
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 $783,000 ($689,000–$877,000).
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 8,670 sq ft lot.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$30,550 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Dec 13, 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 S, 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 (~$9,376/yr at $783,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$781/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:
- 8,670 sq ft (0.20 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03029
- Addresses on lot:
- 3786 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 8,670 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: $689,000 – $877,000 · 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 S
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)0.46 mi SW
High-impact scale ($9,302,014 declared valuation across 33 permits).
Entity-resolved builders & contractors in ½ mile: Odem Home Improvement (1 on parcel, 4 in ½ mi · Remodel / interior alteration); PBC Enterprises (1 on parcel, 3 in ½ mi · Addition (adds square footage)); Jc Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Dynamic Trades (1 on parcel, 1 in ½ mi · Electrical / panel); TNHC Realty And Construction (170 in ½ mi · New single-family home).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2326486 | HVAC / heat pump | Expired Permit | Iss. Dec 13, 2023 | $9,800 | No Duct Work Permitted. Change-out Mini-Split System to Mini-Split System. The existing unit shall be removed. The new u… |
| RES-2015527 | Electrical / panel | Finaled | Iss. Aug 27, 2020 | $2,111 | E-Permit: existing panel 125 Amps - Underground service, new main panel 200 Amps, N/A weather head/masthead work, main b… |
| RES-2000392 | Addition (adds square footage) | Finaled | Iss. Jan 10, 2020 | $7,495 | (2) New Attached Patio Covers (roof mount & side by side). 70 sq. ft. and 208 sq. ft. total 278 sq. ft. |
| RES-1604219 | Remodel / interior alteration | Finaled | Iss. Mar 21, 2016 | $35,000 | complete kitchen remodel- running 2 new circuits to the kitchen, complete bathroom remodel- installing 2 new exhaust f… |