455 University Ave
Sacramento 95825 · Campus Commons · City of Sacramento · Coordinates: 38.56976, -121.41875
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 $450,000 ($396,000–$504,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$14,623 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Jul 25, 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)
- ! Delayed or open permit activity on this parcel
Remodel / interior alteration (COM-1801282): Issued after 10 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: 5-Story Apartment (0.4 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 (~$5,580/yr at $450,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$465/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:
- 104,980 sq ft (2.41 ac)
- Assessor use:
- Office · Office (General) · One Story
- Tax rate area:
- 03161
- Addresses on lot:
- 455 UNIVERSITY AVE; 455 UNIVERSITY AVE STE 100 STE 100; 455 UNIVERSITY AVE STE 201 STE 201
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: $396,000 – $504,000 · 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)0.4 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)0.27 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).
- Remodel / interior alteration (COM-1801282) (Finaled)On this parcel
Issued after 10 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
- Sign (SIG-1818878) (Denied)On this parcel
Pending in review for 8.1 yr (156.3× the 19d median) — slower than 90% of sign permits in City of Sacramento (median 19d, 90th pct 76d, n=1,075).
Entity-resolved builders & contractors in ½ mile: Jeff Gunnell Construction (1 on parcel, 5 in ½ mi · Commercial tenant improvement); A 1 Advantage Asphalt (2 on parcel, 4 in ½ mi · Remodel / interior alteration); Kase Sign (2 on parcel, 2 in ½ mi · Sign); Dwayne Nash Industries (1 on parcel, 1 in ½ mi · Roof replacement); Water Heater Experts (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| FPP-2313326 | Commercial tenant improvement | Finaled | Iss. Jul 25, 2023 | $230,583 | EPC - EXPEDITED - DEMO OF EXISTING IMPROVEMENTS, CONSTRUCTION OF NEW TENANT IMPROVEMENTS,WORK TO INCLUDE NEW INTERIOR PA… |
| COM-2007406 | Plumbing / water heater / sewer | Expired Permit | Iss. May 5, 2020 | $3,456 | Change-out installation of Electric - 080 gallon to Electric - 080 gallon, located inside building, screening not requir… |
| COM-1905087 | Plan revision / deferred submittal | Complete | App. Mar 22, 2019 | — | REVISION TO COM-1801282 to revise detail for handrail profile per field correction |
| COM-1801282 | Remodel / interior alteration | Finaled | Iss. Nov 16, 2018 | $39,100 | Site accessibility upgrades per approved plans ***See revision COM-1905087 to revise profile of handrail - 3/22/19 - NC… |