2131 University Ave
Sacramento 95825 · Sierra Oaks · City of Sacramento · Coordinates: 38.56555, -121.40536
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 $737,000 ($649,000–$825,000).
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 13,939 sq ft lot.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$111,894 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Sep 18, 2026).
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)
- ! Delayed or open permit activity on this parcel
Plan revision / deferred submittal (RES-2611530): Pending in review for 5 mo (4.0× the 41d median) — above the 75th percentile for plan revision / deferred submittal permits in City of Sacramento (median 41d, 75th pct 93d, n=69).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: Sacramento Country Day School - New Arts Building (0.35 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 (~$8,852/yr at $737,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$738/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:
- 13,939 sq ft (0.32 ac)
- Assessor use:
- Residential · Two Family · Duplex
- Tax rate area:
- 03161
- Addresses on lot:
- 2131 UNIVERSITY AVE; 2 ADLER CIR
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 13,939 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: $649,000 – $825,000 · 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)0.35 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).
- Plan revision / deferred submittal (RES-2611530) (Ready For Pickup)On this parcel
Pending in review for 5 mo (4.0× the 41d median) — above the 75th percentile for plan revision / deferred submittal permits in City of Sacramento (median 41d, 75th pct 93d, n=69).
- Addition (adds square footage) (RES-2525000) (Issued)On this parcel
Issued after 3 mo (2.3× the 42d median) — above the 75th percentile for addition (adds square footage) permits in City of Sacramento (median 42d, 75th pct 83d, n=1,948).
- MAIN Permit - Redwoods at Rio Condominiums Bldg 1 (6 Units) + Site Work (Issued)0.34 mi N
High-impact scale (9 housing units, $2,835,000 declared valuation across 6 permits).
Entity-resolved builders & contractors in ½ mile: Aztec Solar (3 on parcel, 4 in ½ mi · Electrical / panel); Lavivian M Reed (1 on parcel, 1 in ½ mi · Electrical / panel); Kitchen Mart (34 in ½ mi · Remodel / interior alteration); Gp Development (31 in ½ mi · Commercial tenant improvement); River City Restoration (26 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2620774 | Electrical / panel | Issued | Iss. Sep 18, 2026 | $2,111 | E-Permit: existing panel 200 Amps - Underground service, new main panel 200 Amps, Reuse Existing weather head/masthead w… |
| RES-2620770 | Electrical / panel | Issued | Iss. Sep 18, 2026 | $2,111 | E-Permit: existing panel 200 Amps - Underground service, new main panel 200 Amps, Reuse Existing weather head/masthead w… |
| RES-2611530 | Plan revision / deferred submittal | Ready For Pickup | App. Jun 4, 2026 | — | EPC - REVISION TO RES-2525000: Updating the Title 24 docs to show new packaged units |
| RES-2525000 | Addition (adds square footage) | Issued | Iss. Mar 9, 2026 | $149,192 | EPC - - INTERIOR REMODEL AND ADDITION OF THE EXISTING DUPLEX WITH 127 SQ FT ADDITION. REMODEL TO INCLUDE COMPLETE KITCHE… |