1518 Frienza Ave
Sacramento 95815 · Ben Ali · City of Sacramento · Coordinates: 38.61265, -121.43140
Executive Verdict · Public-Records Synthesis
Zoned R-2A in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $408,000 ($359,000–$457,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-2A 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
- ✓ 5 documented municipal building permits on file
On-parcel permit history is indexed through Mar 13, 2026, 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: 17th & S Street Mixed Use (0.32 mi S, 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 (~$5,101/yr at $408,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$425/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:
- 7,841 sq ft (0.18 ac)
- Assessor use:
- Residential · Two Family · Duplex
- Tax rate area:
- 03199
- Addresses on lot:
- 1516 FRIENZA AVE; 1518 FRIENZA AVE
Zoning & Land Use
R-2A — 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-2A (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-2A (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-2A (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: $359,000 – $457,000 · Status: Off market
HUD Small Area FMR (ZIP 95815) · FY 2026
Studio $1,440 · 1BR $1,510 · 2BR $1,860 · 3BR $2,480 · 4BR $2,850
Developments Deserving Closer Investigation & Active Area Builders
- 17th & S Street Mixed Use (Entitled)0.32 mi S
In "Entitled" for 5.3 yr (since Aug 3, 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 (47 housing units across 0 permits).
- Glenrose Townhomes Time Extension (Entitled)0.43 mi E
In "Entitled" for 6.7 yr (since Mar 10, 2020), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (22 housing units across 0 permits).
- Basin Apartments (Fee estimate)0.49 mi SW
In "Fee estimate" for 5 yr (since Oct 29, 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 (300 housing units, $75,000,000 declared valuation across 1 permit).
- New commercial building at 2241 Harvard St (Fee estimate)0.49 mi SW
In "Fee estimate" for 9.2 yr (since Aug 14, 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 ($21,439,420 declared valuation across 3 permits).
Entity-resolved builders & contractors in ½ mile: Bonney Plumbing (2 on parcel, 3 in ½ mi · Plumbing / water heater / sewer); Gray Construction And Securement Services (1 on parcel, 1 in ½ mi · HVAC / heat pump); Descor (10 in ½ mi · Commercial tenant improvement); Brown Construction (9 in ½ mi · New multifamily / condos / mixed-use); Icon General Contractors (8 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2605012 | Plumbing / water heater / sewer | Issued | Iss. Mar 13, 2026 | $4,672 | Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located outside building, within Existing Exterior Encl… |
| RES-2500095 | Plumbing / water heater / sewer | Expired Permit | Iss. Jan 3, 2025 | $4,803 | Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located outside building, within Existing Exterior Encl… |
| RES-2119070 | Roof replacement | Expired Permit | Iss. Sep 1, 2021 | $9,460 | E-Permit: Tear Off - Yes, Resheet - Yes, 3 layer(s), 22 squares of 30yr Laminated Dimensional Composition. In-progress i… |
| RES-2002385 | HVAC / heat pump | Finaled | Iss. Feb 11, 2020 | $2,020 | No Duct Work Permitted. Change-out Wall Furnace to Wall Furnace. The existing unit shall be removed. The new unit shall … |