3794 Breuner Ave
Sacramento 95819 · River Park · City of Sacramento · Coordinates: 38.58433, -121.44765
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 $802,000 ($706,000–$898,000).
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 8,540 sq ft lot.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$51,200 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest May 14, 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)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: Accessory dwelling unit at 261 San Antonio Way (0.46 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 (~$9,593/yr at $802,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$799/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:
- 8,540 sq ft (0.20 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03029
- Addresses on lot:
- 3794 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 8,540 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: $706,000 – $898,000 · 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)0.46 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)0.43 mi SW
High-impact scale ($9,302,014 declared valuation across 33 permits).
Entity-resolved builders & contractors in ½ mile: Premier Pools Sacramento (1 on parcel, 4 in ½ mi · Pool / spa); Todds Repair And Construction (1 on parcel, 1 in ½ mi · Roof replacement); Solaron Pool Heating (1 on parcel, 1 in ½ mi · Solar / battery storage); Quality Electric (1 on parcel, 1 in ½ mi · Electrical / panel); TNHC Realty And Construction (192 in ½ mi · New single-family home).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2609828 | Solar / battery storage | Finaled | Iss. May 14, 2026 | $7,300 | INSTALL POOL SOLAR PANEL TO HEAT SWIMMING POOL TO RESIDENTIAL ROOF. CARBON MONOXIDE & SMOKE ALARMS ARE REQUIRED. REFEREN… |
| RES-2523470 | Plan revision / deferred submittal | Complete | App. Nov 8, 2025 | — | EPC - REVISION TO RES-2522213: revised pool setbacks |
| RES-2522213 | Pool / spa | Finaled | Iss. Oct 29, 2025 | $98,700 | EOTC - New gunite swimming pool and spa with gas heater and solar stubs SEE REVISION RES-2523470 revised pool setbac… |
| RES-2319172 | Roof replacement | Finaled | Iss. Sep 8, 2023 | $16,000 | New install/New location Split System. A unit will be installed in a new location. This unit will be fully screened behi… |
| RES-2216677 |