701 University Ave
Sacramento 95825 · Campus Commons · City of Sacramento · Coordinates: 38.56668, -121.41999
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 $632,000 ($556,000–$708,000).
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 (+$147,258 contributory est.)
Public building records show issued construction/renovation work on this parcel (9 total permits, latest Jul 31, 2026).
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-2206724): Issued after 5 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)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: Jackson Retail at Howe (0.48 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 (~$7,655/yr at $632,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$638/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:
- 81,022 sq ft (1.86 ac)
- Assessor use:
- Office · Office (General) · Two Story
- Tax rate area:
- 03161
- Addresses on lot:
- 701 UNIVERSITY AVE; 701 UNIVERSITY AVE STE 100 STE 100; 701 UNIVERSITY AVE STE 104 STE 104
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: $556,000 – $708,000 · 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)0.48 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-2206724) (Finaled)On this parcel
Issued after 5 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
- New home at 707 Commons Dr (Entitled)0.31 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)0.48 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 (7 on parcel, 19 in ½ mi · Commercial tenant improvement); Watson Companies (1 on parcel, 1 in ½ mi · Roof replacement); Air Craft (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Jackson Properties (34 in ½ mi · Commercial tenant improvement); Kitchen Mart (33 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (9 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| FPP-2614710 | Commercial tenant improvement | Finaled | Iss. Jul 31, 2026 | $123,850 | EPC - EXPEDITED - Interior Tenant Improvement. Minor interior demo, construct new walls, install electrical, lighting, m… |
| FPP-2224022 | Commercial tenant improvement | Finaled | Iss. Dec 20, 2022 | $133,600 | EPC - EXPEDITED - Demo of existing finishes; new tenant improvements including new non-bearing walls and finishes, alter… |
| FPP-2224487 | Commercial tenant improvement | Finaled | Iss. Dec 16, 2022 | $68,650 | EPC - EXPEDITED - Demolition of existing finishes; tenant improvements including new non-bearing walls, finishes, and mo… |
| COM-2206724 | Remodel / interior alteration | Finaled | Iss. Aug 22, 2022 | $59,000 | EPC - Demo of an existing boiler on the building roof and installation of a new, replacement boiler. |