3181 Howe Ave
Sacramento 95821 · City of Sacramento · Coordinates: 38.62266, -121.41592
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 $541,000 ($460,000–$622,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-3 allows residential use qualifying for ministerial ADU review under state law (2 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 6 documented municipal building permits on file
On-parcel permit history is indexed through Nov 4, 2022, 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: minimal flood hazard)
all of the lot of the parcel intersects Zone X: minimal flood hazard. 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
Roof replacement (COM-2103601): Issued after 4 mo — slower than 90% of roof replacement permits in City of Sacramento (median 0d, 90th pct 2d, n=19,072).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Marconi Ridge Apartments (0.33 mi W, 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 (~$6,617/yr at $541,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$551/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:
- 70,132 sq ft (1.61 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03181
- Addresses on lot:
- 3181 HOWE AVE; 3181 HOWE AVE # 10 # 10; 3181 HOWE AVE # 1 # 1
Zoning & Land Use
R-3 — Multi-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-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: minimal flood hazard (all of the lot) · FIRM panel 06067C0181H, 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: $460,000 – $622,000 · Status: Off market
HUD Small Area FMR (ZIP 95821) · FY 2026
Studio $1,540 · 1BR $1,620 · 2BR $1,990 · 3BR $2,650 · 4BR $3,050
Nearby Activity (½ mile radius, since November 2024)
10 active or recent development projects (19 housing units across completed, permitted, and pipeline stages) and 105 total building permits recorded within ½ mile.
- New construction2 permits (2 units)
Developments Deserving Closer Investigation & Active Area Builders
- Marconi Ridge Apartments (Entitled)0.33 mi W
In "Entitled" for 7 yr (since Nov 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 (11 housing units across 0 permits).
- Marconi Ridge Apartments (In review)0.37 mi W
In "In review" for 4.4 yr (since Jun 28, 2022), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (11 housing units, $2,000,000 declared valuation across 1 permit).
- New home at 1925 Kenwood St (In review)0.38 mi NW
In "In review" for 2.7 yr (since Mar 5, 2024), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). current_status changed to "Plan Check Target" in snapshot Nov 1, 2026.
- Marconi Avenue Multi-Unit Complex (Entitled)0.27 mi S
In "Entitled" for 2.9 yr (since Dec 7, 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 (8 housing units across 0 permits).
Entity-resolved builders & contractors in ½ mile: White River Roofing (4 on parcel, 4 in ½ mi · Roof replacement); White River Construction (1 on parcel, 1 in ½ mi · Windows / doors / siding); Walker Cellular (4 in ½ mi · Remodel / interior alteration); Asc Construction Services (4 in ½ mi · Demolition); William Construction (3 in ½ mi · Demolition).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2223480 | Demolition | Finaled | Iss. Nov 4, 2022 | $2,000 | Filling in swimming pool. Punch 2 or more large holes for drainage at the shallow and deep ends of pool. Disconnect and… |
| COM-2126230 | Windows / doors / siding | Finaled | Iss. Dec 15, 2021 | $96,531 | remove windows and replacing them with new 156 windows. Repairing the walls and painting the areas of installation. Ca… |
| COM-2103601 | Roof replacement | Finaled | Iss. Jun 10, 2021 | $17,250 | Tear off existing roof, install synthetic underlayment, install 50 sqs. of new 30 yr comp Cool Roof. Building # 2 |
| COM-2103600 | Roof replacement | Finaled | Iss. Feb 22, 2021 | $15,525 | Tear off existing roof, install synthetic underlayment, install 45 sqs. of new 30 yr comp Cool Roof. |
| COM-2103602 |