21 Howe Ave
Sacramento 95826 · College Town · City of Sacramento · Coordinates: 38.55070, -121.40987
Executive Verdict · Public-Records Synthesis
Zoned C-2 in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $942,000 ($829,000–$1,055,000).
Upsides & Opportunities
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Jan 23, 2019, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: OPUS Multi-family Housing Project (310 ft W, 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 (~$11,189/yr at $942,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$932/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:
- 43,255 sq ft (0.99 ac)
- Assessor use:
- Residential · Motel
- Tax rate area:
- 03294
- Addresses on lot:
- 21 HOWE AVE
Zoning & Land Use
C-2 — General Commercial Zone (C)
2040 General Plan: Residential Mixed Use (FAR up to 4)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned C-2 (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned C-2 (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned C-2 (commercial), 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: $829,000 – $1,055,000 · 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
- OPUS Multi-family Housing Project (Fee estimate)310 ft W
In "Fee estimate" for 8.6 yr (since Apr 11, 2018), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (18 housing units, $2,827,185 declared valuation across 2 permits).
- 7700 College Town Mixed-Use (Entitled)0.36 mi NW
In "Entitled" for 6.9 yr (since Dec 12, 2019), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (101 housing units across 0 permits).
- for Student Housing (Fee estimate)0.47 mi SW
In "Fee estimate" for 8.1 yr (since Sep 28, 2018), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (225 housing units, $33,000,000 declared valuation across 1 permit).
- AMCAL Equities (Fee estimate)0.47 mi SW
In "Fee estimate" for 10.9 yr (since Jan 6, 2016), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (92 housing units, $11,938,900 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Northern Fire Inspection (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler); Business Fulfillment Services (1 on parcel, 1 in ½ mi · Sign); Adkar (29 in ½ mi · Remodel / interior alteration); Dmw Construction (16 in ½ mi · Commercial tenant improvement); Steelhead Contracting And Consulting (7 in ½ mi · New commercial / non-residential building).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-1901277 | General repair | Finaled | Iss. Jan 23, 2019 | $1,400 | Install a stone veneer around 4 columns and two pop out details at front entry. 300sq ft total. Subject to field inspect… |
| SIG-1823597 | Sign | Expired Permit | Iss. Jan 18, 2019 | $11,705 | Replace 2 Attached Illuminated and 2 Detached Illuminated to include: replace top of 20' monument with new cabinet, remo… |
| COM-1616009 | Fire alarm / sprinkler | Finaled | Iss. Oct 5, 2016 | $15,000 | upgrade fire alarm control panel and replace existing smoke detectors on all floors. |