601 University Ave
Sacramento 95825 · Campus Commons · City of Sacramento · Coordinates: 38.56843, -121.42001
Executive Verdict · Public-Records Synthesis
Zoned OB-R-PC-PUD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $613,000 ($539,000–$687,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone OB-R-PC-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$177,049 contributory est.)
Public building records show issued construction/renovation work on this parcel (23 total permits, latest Oct 30, 2024).
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)
- ! Delayed or open permit activity on this parcel
Plan revision / deferred submittal (SUB-2001627): Pending in review for 6.8 yr (60.5× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: Jackson Retail at Howe (0.39 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 (~$7,438/yr at $613,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$620/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:
- 211,702 sq ft (4.86 ac)
- Assessor use:
- Office · Office (General) · Two Story
- Tax rate area:
- 03161
- Addresses on lot:
- 575 UNIVERSITY AVE; 601 UNIVERSITY AVE; 601 UNIVERSITY AVE STE 103 STE 103
Zoning & Land Use
OB-R-PC-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: $539,000 – $687,000 · 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
- Jackson Retail at Howe (Fee estimate)0.39 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).
- Plan revision / deferred submittal (SUB-2001627) (Abandoned)On this parcel
Pending in review for 6.8 yr (60.5× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
- Plan revision / deferred submittal (SUB-1909068) (Abandoned)On this parcel
Pending in review for 7.5 yr (66.7× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
- Plan revision / deferred submittal (SUB-1821122) (Abandoned)On this parcel
Pending in review for 8 yr (71.6× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Entity-resolved builders & contractors in ½ mile: Dekreek Construction (5 on parcel, 19 in ½ mi · Commercial tenant improvement); Jeff Gunnell Construction (5 on parcel, 8 in ½ mi · Commercial tenant improvement); Air Service And Construction (1 on parcel, 4 in ½ mi · Remodel / interior alteration); A 1 Advantage Asphalt (2 on parcel, 4 in ½ mi · Remodel / interior alteration); Bt Builders (1 on parcel, 3 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (23 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2422384 | HVAC / heat pump | Expired Permit | Iss. Oct 30, 2024 | $120,000 | EPC - SCOPE OF WORK REMOVE & REPLACE EXISTING ROOFTOP HVAC UNIT. INSTALLATION OF A NEW DIRECT REPLACEMENT ROOFTOP HVAC U… |
| FPP-2412823 | Remodel / interior alteration | Finaled | Iss. Jun 25, 2024 | $168,500 | EPC - EXPEDITED - Demo existing interior walls, construct new interior walls, install electrical, lighting, hvac ductwor… |
| COM-2226583 | Commercial tenant improvement | Finaled | Iss. Jan 23, 2023 | $54,110 | EPC - Suite 200 - DEMOLITION OF EXISITNG IMPROVEMENTS, CONSTRUCTION OF NEW TENANT IMPROVEMENTS. WORK TO INCLUDE NEW INT… |
| COM-2001641 | Fire alarm / sprinkler | Expired Permit | Iss. Mar 2, 2020 | $3,400 | EPC Submittal - Remodel of Commercial Building - Install a new cellular dialer on the existing fire alarm control panel … |