555 University Ave
Sacramento 95825 · Campus Commons · City of Sacramento · Coordinates: 38.56916, -121.41941
Executive Verdict · Public-Records Synthesis
Zoned C-1-R-PUD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $560,000 ($493,000–$627,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$124,844 contributory est.)
Public building records show issued construction/renovation work on this parcel (13 total permits, latest Mar 2, 2023).
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 (0.45 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 (~$6,834/yr at $560,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$570/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:
- 168,142 sq ft (3.86 ac)
- Assessor use:
- Office · Office (General) · Two Story
- Tax rate area:
- 03161
- Addresses on lot:
- 555 UNIVERSITY AVE; 555 UNIVERSITY AVE STE 100 STE 100; 555 UNIVERSITY AVE STE 110 STE 110
Zoning & Land Use
C-1-R-PUD — Limited Commercial Zone (C)
2040 General Plan: Office Mixed Use (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned C-1 (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned C-1 (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned C-1 (commercial), 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: $493,000 – $627,000 · 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)0.45 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)0.33 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)0.21 mi E
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)0.4 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: Dekreek Construction (1 on parcel, 19 in ½ mi · Commercial tenant improvement); Jeff Gunnell Construction (3 on parcel, 7 in ½ mi · Commercial tenant improvement); Air Service And Construction (2 on parcel, 4 in ½ mi · Remodel / interior alteration); A 1 Advantage Asphalt (1 on parcel, 4 in ½ mi · Remodel / interior alteration); Bt Builders (3 on parcel, 4 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (13 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2304129 | Roof replacement | Finaled | Iss. Mar 2, 2023 | $160,359 | E-Permit: Tear Off - No, Resheet - No, 1 layer(s), 465 squares of TPO Single Ply. CRRC: 0676-0001 |
| FPP-2104525 | Plan revision / deferred submittal | Complete | App. Mar 3, 2021 | — | EPC - REVISION TO FPP-2006438-added 2 smoke detectors per Fire Marshall request |
| FPP-2017108 | Plan revision / deferred submittal | Complete | App. Sep 21, 2020 | $20,000 | EPC - REVISION TO FPP-2006438-Added Mail Room #109A on first floor. Added 1-Hour lobby wall furring. Added lobby ceiling… |
| FPP-2006438 | Commercial tenant improvement | Finaled | Iss. May 1, 2020 | $950,000 | EXPEDITED - EPC - ACCESSIBLE RESTROOM REMODELS ( I ST & 2ND FLOOR) - NEW CORRIDOR CEILING & LIGHTING (2ND FLOOR) … |
| SIG-1818872 |