181 Graves Ave
Sacramento 95838 · Strawberry Manor · City of Sacramento · Coordinates: 38.62816, -121.46280
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 $372,000 ($327,000–$417,000).
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 5,663 sq ft lot. Local precedent is active with 1 ADU permit within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$10,240 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Aug 19, 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Silver Eagle - 18 Subdivision (0.19 mi NW, entitled). 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 (~$4,691/yr at $372,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$391/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:
- 5,663 sq ft (0.13 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03254
- Addresses on lot:
- 181 GRAVES 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 5,663 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 06067C0064J, 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: $327,000 – $417,000 · Status: Off market
HUD Small Area FMR (ZIP 95838) · FY 2026
Studio $1,610 · 1BR $1,690 · 2BR $2,080 · 3BR $2,770 · 4BR $3,190
Developments Deserving Closer Investigation & Active Area Builders
- Silver Eagle - 18 Subdivision (Entitled)0.19 mi NW
In "Entitled" for 2.9 yr (since Dec 14, 2023), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (31 housing units across 0 permits).
- Avana Park, Residential Subdivision (Entitled)0.47 mi S
In "Entitled" for 5 yr (since Nov 19, 2021), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (8 housing units across 0 permits).
- 120 Ford Road - Parcel 3 (Entitled)0.12 mi W
In "Entitled" for 8.1 yr (since Oct 19, 2018), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- 120 For Road - Parcel 1 (Entitled)0.12 mi W
In "Entitled" for 8.1 yr (since Oct 18, 2018), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
Entity-resolved builders & contractors in ½ mile: Sunrun (1 on parcel, 1 in ½ mi · Solar / battery storage); Sunrun Installation Services (1 on parcel, 1 in ½ mi · Solar / battery storage); French Connection Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Bonney Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Bullard (20 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2217640 | Plumbing / water heater / sewer | Finaled | Iss. Aug 19, 2022 | $4,000 | E-Permit: Sewer Service replacement or repair, Dig and Bury 40 L.F. |
| RES-1902842 | Plumbing / water heater / sewer | Finaled | Iss. Feb 15, 2019 | $1,473 | E-Permit: Shower Valve Replacement. |
| RES-1810403 | Solar / battery storage | Finaled | Iss. Jun 4, 2018 | $8,696 | Install 4.2kw Roof Top Solar PV System w/ new 100A main breaker. All supply side connections, main service panel change … |
| RES-1610865 | Solar / battery storage | Expired Permit | Iss. Jul 11, 2016 | $15,000 | 3.7kw Solar PV System, Carbon monoxide & Smoke alarms required. Reference 2013 CRC sections R315 & R314. Attached SB 40… |