655 University Ave
Sacramento 95825 · Campus Commons · City of Sacramento · Coordinates: 38.56740, -121.42000
Executive Verdict · Public-Records Synthesis
Zoned OB-PC-PUD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $502,000 ($442,000–$562,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone OB-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 (+$16,404 contributory est.)
Public building records show issued construction/renovation work on this parcel (8 total permits, latest Sep 19, 2025).
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
Commercial tenant improvement (COM-1702961): Issued after 4 mo (1.9× the 63d median) — above the 75th percentile for commercial tenant improvement permits in City of Sacramento (median 63d, 75th pct 119d, n=2,366).
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 (0.44 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 (~$6,173/yr at $502,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$514/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:
- 98,010 sq ft (2.25 ac)
- Assessor use:
- Office · Office (General) · Two Story
- Tax rate area:
- 03161
- Addresses on lot:
- 655 UNIVERSITY AVE; 655 UNIVERSITY AVE STE 100 STE 100; 655 UNIVERSITY AVE STE 119 STE 119
Zoning & Land Use
OB-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: $442,000 – $562,000 · 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)0.44 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).
- Commercial tenant improvement (COM-1702961) (Finaled)On this parcel
Issued after 4 mo (1.9× the 63d median) — above the 75th percentile for commercial tenant improvement permits in City of Sacramento (median 63d, 75th pct 119d, n=2,366).
- New home at 707 Commons Dr (Entitled)0.28 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)0.44 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 (4 on parcel, 19 in ½ mi · Commercial tenant improvement); Jeff Gunnell Construction (1 on parcel, 5 in ½ mi · Commercial tenant improvement); A 1 Advantage Asphalt (1 on parcel, 3 in ½ mi · Remodel / interior alteration); Watson Companies (1 on parcel, 1 in ½ mi · Roof replacement); Kase Sign (1 on parcel, 1 in ½ mi · Sign).
Permit & Project History on This Parcel (8 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| FPP-2517143 | Commercial tenant improvement | Finaled | Iss. Sep 19, 2025 | $124,500 | EPC - EXPEDITED - SUITE 210 Interior work only. Demo interior improvements, construct new interior walls, install electr… |
| FPP-2306461 | Commercial tenant improvement | Finaled | Iss. Apr 17, 2023 | $146,500 | EPC - EXPEDITED - SUITE 150: demo of existing interior stairs, infill floor, construct new interior walls and finishes |
| FPP-2022833 | Commercial tenant improvement | Finaled | Iss. Dec 29, 2020 | $647,418 | EPC - ACCESSIBLE RESTROOM REMODEL (1ST & 2ND FLOOR), NEW COMPLIANT GUARDRAILS & HANDRAILS AT EXISTING STAIRS (1ST & 2ND … |
| COM-1906979 | Roof replacement | Finaled | Iss. Apr 22, 2019 | $111,230 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 270 squares of TPO Single Ply. CRRC: 0676-0001 |