2191 University Ave
Sacramento 95825 · Sierra Oaks · City of Sacramento · Coordinates: 38.56649, -121.40496
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 $543,000 ($478,000–$608,000).
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 12,632 sq ft lot.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ 6 documented municipal building permits on file
On-parcel permit history is indexed through Aug 25, 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)
- ✓ Above-average reinvestment in Sierra Oaks
50 substantial renovation & housing permits over 24 months (72.0 per 1,000 parcels vs. 30.4 citywide baseline) (#83 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Sierra Oaks)
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)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: Sacramento Country Day School - New Arts Building (0.29 mi NE, in review). 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 (~$6,640/yr at $543,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$553/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:
- 12,632 sq ft (0.29 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03161
- Addresses on lot:
- 2191 UNIVERSITY 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 12,632 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 06067C0184H, 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: $478,000 – $608,000 · Status: Off market
HUD Small Area FMR (ZIP 95825) · FY 2026
Studio $1,750 · 1BR $1,840 · 2BR $2,260 · 3BR $3,010 · 4BR $3,470
Developments Deserving Closer Investigation & Active Area Builders
- Sacramento Country Day School - New Arts Building (In review)0.29 mi NE
In "In review" for 11 mo (since Dec 9, 2025), exceeding the 241d median and 334d 75th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($4,455,877 declared valuation across 2 permits).
- MAIN Permit - Redwoods at Rio Condominiums Bldg 1 (6 Units) + Site Work (Issued)0.29 mi NW
High-impact scale (9 housing units, $2,835,000 declared valuation across 6 permits).
- New home at 10 Latham Ln (Finaled / completed)0.37 mi NE
High-impact scale (1 housing unit, $1,012,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Tk Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Sierra Pacific Home And Comfort (1 on parcel, 1 in ½ mi · HVAC / heat pump); On Time Air Conditioning And Heating (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Cope Family Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Kitchen Mart (32 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2618663 | Plumbing / water heater / sewer | Issued | Iss. Aug 25, 2026 | $11,076 | Change-out installation of Gas - 050 gallon to Gas - Tankless, located outside building, within Existing Exterior Enclos… |
| RES-2607751 | Electrical / panel | Finaled | Iss. Apr 20, 2026 | $7,246 | E-Permit: existing panel 200 Amps - Underground service, new main panel 200 Amps, N/A weather head/masthead work. |
| RES-2519206 | Roof replacement | Finaled | Iss. Sep 11, 2025 | $40,500 | E-Permit: Tear Off - Yes, Resheet - Yes, 1 layer(s), 42 squares of Composite Class A. In-progress inspection required if… |
| RES-1812280 | Windows / doors / siding | Finaled | Iss. Jun 27, 2018 | $20,000 | C/O 19 WINDOWS & 2 SLIDERS & CHANGE OUT WOOD SIDING FOR STUCCO @ 4 SQ ON REAR OF HOME. Carbon monoxide & Smoke alarms r… |