425 University Ave
Sacramento 95825 · Campus Commons · City of Sacramento · Coordinates: 38.57023, -121.41847
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 $485,000 ($427,000–$543,000).
Upsides & Opportunities
- ✓ 6 documented municipal building permits on file
On-parcel permit history is indexed through Jul 23, 2020, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
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-2001493): 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)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: 5-Story Apartment (0.37 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 (~$5,979/yr at $485,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$498/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:
- 36,400 sq ft (0.84 ac)
- Assessor use:
- Office · Office (General) · Two Story
- Tax rate area:
- 03161
- Addresses on lot:
- 425 UNIVERSITY AVE; 748 CAMPUS COMMONS RD
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: $427,000 – $543,000 · 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)0.37 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)0.24 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-2001493) (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).
- New home at 707 Commons Dr (Entitled)0.17 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).
Entity-resolved builders & contractors in ½ mile: Icon General Contractors (6 on parcel, 11 in ½ mi · Commercial tenant improvement); Jackson Properties (34 in ½ mi · Commercial tenant improvement); Kitchen Mart (30 in ½ mi · Remodel / interior alteration); Reynen And Bardis Homes (19 in ½ mi · New single-family home); Dekreek Construction (19 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| FPP-2012065 | Commercial tenant improvement | Finaled | Iss. Jul 23, 2020 | $91,235 | EXPEDITED - EPC - Suite 222, DEMOLITION OF EXISTING IMPROVEMENTS,CONSTRUCTION OF NEW TENANT IMPROVEMENTS,WORK TO INCLUDE… |
| COM-2011985 | Commercial tenant improvement | Expired Application | App. Jul 10, 2020 | $91,235 | EPC - DEMOLITION OF EXISTING IMPROVEMENTS,CONSTRUCTION OF NEW TENANT IMPROVEMENTS,WORK TO INCLUDE NEW INTERIOR PARTITION… |
| FPP-2001502 | Commercial tenant improvement | Finaled | Iss. Feb 7, 2020 | $45,550 | EXPEDITED - EPC - Remodel of Commercial Building - DEMOLITION OF EXISTING IMPROVEMENTS. WORK TO INCLUDE NEW FIRST FLOOR … |
| SUB-2001493 | Plan revision / deferred submittal | Abandoned | App. Jan 28, 2020 | $45,550 | EPC Submittal - Remodel of Commercial Building - DEMOLITION OF EXISTING IMPROVEMENTS. WORK TO INCLUDE NEW FIRST FLOOR IN… |