3225 Julliard Dr
Sacramento 95826 · College/Glen · City of Sacramento · Coordinates: 38.54926, -121.39317
Executive Verdict · Public-Records Synthesis
Zoned R-3 in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $538,000 ($473,000–$603,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-3 allows residential use qualifying for ministerial ADU review under state law (1 ADU permit permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$14,400 contributory est.)
Public building records show issued construction/renovation work on this parcel (9 total permits, latest Feb 10, 2022).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
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)
- ! Delayed or open permit activity on this parcel
Electrical / panel (COM-2122949): Issued after 4 mo — slower than 90% of electrical / panel permits in City of Sacramento (median 0d, 90th pct 5d, n=11,023).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: Folsom Blvd Apartments (0.32 mi E, fee estimate). 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 (~$6,583/yr at $538,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$549/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:
- 74,052 sq ft (1.70 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03233
- Addresses on lot:
- 3225 JULLIARD DR; 3225 JULLIARD DR # 10 # 10; 3225 JULLIARD DR # 1 # 1
Zoning & Land Use
R-3 — Multi-Unit Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R-3 (multifamily residential): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned R-3 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-3 (multifamily residential), not a single-family residential zone.
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 06067C0195H, effective August 16, 2012
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $473,000 – $603,000 · Status: Off market
HUD Small Area FMR (ZIP 95826) · FY 2026
Studio $1,690 · 1BR $1,770 · 2BR $2,180 · 3BR $2,900 · 4BR $3,350
Developments Deserving Closer Investigation & Active Area Builders
- Folsom Blvd Apartments (Fee estimate)0.32 mi E
In "Fee estimate" for 2.9 yr (since Jan 4, 2024), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (124 housing units, $20,626,550 declared valuation across 2 permits).
- Jiffy Lube Estimate (Fee estimate)0.19 mi SW
In "Fee estimate" for 8.5 yr (since Apr 30, 2018), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($800,000 declared valuation across 1 permit).
- Del Taco Drive-thru Restaurant (Fee estimate)0.2 mi SW
In "Fee estimate" for 9.5 yr (since May 22, 2017), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($800,000 declared valuation across 1 permit).
- Electrical / panel (COM-2122949) (Finaled)On this parcel
Issued after 4 mo — slower than 90% of electrical / panel permits in City of Sacramento (median 0d, 90th pct 5d, n=11,023).
Entity-resolved builders & contractors in ½ mile: Geremia Swimming Pool Service (2 on parcel, 2 in ½ mi · Pool / spa); Pacific Cities Management (2 on parcel, 2 in ½ mi · General repair); Danny Whisenhunt Construction (1 on parcel, 1 in ½ mi · Electrical / panel); Griffin Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Precision Electric Service (1 on parcel, 1 in ½ mi · Electrical / panel).
Permit & Project History on This Parcel (9 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2122949 | Electrical / panel | Finaled | Iss. Feb 10, 2022 | $80,000 | EPC - H#19-011039-Units# (2,3,4,5,7,9,10,11,12,13,17,219,221,222,228,230,232,234,338,339): Dry rot repair and replacemen… |
| COM-2023709 | Electrical / panel | Finaled | Iss. Mar 22, 2021 | $58,875 | EPC - Adding new Corridor wiring and Lighting with Emergency/Exit Lighting. Drywall Repairs as Necessary. |
| COM-2023494 | Electrical / panel | Withdrawn | App. Dec 21, 2020 | $80,000 | EPC - H#19-011039-Units# (2,3,4,5,7,9,10,11,12,13,17,219,221,222,228,230,232,234,338,339): Dry rot repair and replacemen… |
| COM-1908728 | Windows / doors / siding | Expired Permit | Iss. Aug 30, 2019 | $90,000 | 10-5-5 HSG 19-011039 Front entry Rebuild - Dry rot repair of 3x10 and 3x12 beams at entry door to be replaced with new… |