580 University Ave
Sacramento 95825 · Campus Commons · City of Sacramento · Coordinates: 38.56783, -121.41855
Executive Verdict · Public-Records Synthesis
Zoned OB-R-PUD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $516,000 ($454,000–$578,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone OB-R-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$31,139 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Jul 23, 2019).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in Campus Commons
48 substantial renovation & housing permits over 24 months (35.7 per 1,000 parcels vs. 30.4 citywide baseline) (#69 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Campus Commons)
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)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: 5-Story Apartment (0.46 mi NE, fee estimate). 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 (~$6,332/yr at $516,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$528/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:
- 24,797 sq ft (0.57 ac)
- Assessor use:
- Office · Office (General) · Two Story
- Tax rate area:
- 03161
- Addresses on lot:
- 580 UNIVERSITY AVE
Zoning & Land Use
OB-R-PUD — Low-Rise Mixed-Use Zone (C)
2040 General Plan: Office Mixed Use (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned OB (mixed use): 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 OB (mixed use), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned OB (mixed use), 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: reduced flood risk due to levee (all of the lot) · FIRM panel 06067C0183H, 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: $454,000 – $578,000 · 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
- 5-Story Apartment (Fee estimate)0.46 mi NE
In "Fee estimate" for 4.1 yr (since Oct 3, 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 (115 housing units, $9,732,800 declared valuation across 4 permits).
- Jackson Retail at Howe (Fee estimate)0.38 mi NE
In "Fee estimate" for 8.8 yr (since Jan 9, 2018), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($1,800,000 declared valuation across 6 permits).
- New home at 707 Commons Dr (Entitled)0.2 mi NE
In "Entitled" for 3 yr (since Nov 6, 2023), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- 5900 Shepard Avenue ADU (Entitled)0.49 mi NW
In "Entitled" for 5.6 yr (since Apr 9, 2021), 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: Amr Construction (2 on parcel, 2 in ½ mi · Commercial tenant improvement); Indoor Enviornmental Services (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Kitchen Mart (39 in ½ mi · Remodel / interior alteration); Jackson Properties (34 in ½ mi · Commercial tenant improvement); Reynen And Bardis Homes (19 in ½ mi · New single-family home).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-1913732 | Remodel / interior alteration | Finaled | Iss. Jul 23, 2019 | $78,635 | EXPEDITED - FIRST CREDIT UNION - ROOF MOUNT - PACKAGE UNIT (30 TON ) REMOVE AND REPLACE WITHIN THE SAME LOCATION . |
| COM-1907303 | Plan revision / deferred submittal | Complete | App. Apr 25, 2019 | — | REVISION TO COM-1902376 to revise sliding door sizes |
| COM-1902376 | Commercial tenant improvement | Finaled | Iss. Apr 5, 2019 | $35,800 | Reconfigure interior non-bearing partitions, install new interior glass doors and windows, modify existing suspended aco… |