100 Howe Ave
Sacramento 95825 · Sierra Oaks · City of Sacramento · Coordinates: 38.56503, -121.40788
Executive Verdict · Public-Records Synthesis
Zoned OB-PUD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $560,000 ($493,000–$627,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone OB-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$47,881 contributory est.)
Public building records show issued construction/renovation work on this parcel (77 total permits, latest Oct 21, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in Sierra Oaks
50 substantial renovation & housing permits over 24 months (72.0 per 1,000 parcels vs. 30.4 citywide baseline) (#83 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Sierra Oaks)
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
Roof replacement (COM-2617546): Issued after 2 mo — slower than 90% of roof replacement permits in City of Sacramento (median 0d, 90th pct 2d, n=19,072).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 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:
- 473,497 sq ft (10.87 ac)
- Assessor use:
- Office · Office (General) · Two Story
- Tax rate area:
- 03161
- Addresses on lot:
- 100 HOWE AVE; 100 HOWE AVE BLDG NORTH BLDG NORTH; 100 HOWE AVE BLDG SOUTH BLDG SOUTH
Zoning & Land Use
OB-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: $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
- Roof replacement (COM-2617546) (Issued)On this parcel
Issued after 2 mo — slower than 90% of roof replacement permits in City of Sacramento (median 0d, 90th pct 2d, n=19,072).
- Roof replacement (COM-2617541) (Issued)On this parcel
Issued after 2 mo — slower than 90% of roof replacement permits in City of Sacramento (median 0d, 90th pct 2d, n=19,072).
- Plan revision / deferred submittal (SUB-1925392) (Abandoned)On this parcel
Pending in review for 6.9 yr (61.3× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
- Plan revision / deferred submittal (SUB-1921249) (Abandoned)On this parcel
Pending in review for 7 yr (62.7× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Entity-resolved builders & contractors in ½ mile: Gp Development (33 on parcel, 33 in ½ mi · Commercial tenant improvement); Marketone Builders (11 on parcel, 13 in ½ mi · Commercial tenant improvement); Air Works (4 on parcel, 4 in ½ mi · HVAC / heat pump); Foothill Fire Protection (3 on parcel, 3 in ½ mi · Fire alarm / sprinkler); Icon General Contractors (2 on parcel, 2 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (77 permits, 1 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2617546 | Roof replacement | Issued | Iss. Oct 21, 2026 | $16,800 | EPC - 2 SHARED PLANS - Replace 1 roof mounted Package unit Like for like application with new Economizer. We are replaci… |
| COM-2617541 | Roof replacement | Issued | Iss. Oct 21, 2026 | $48,000 | EPC - 2 SHARED PLANS - Replace 3 roof mounted Package unit Like for like application with new Economizers. We are replac… |
| COM-2620912 | Fire alarm / sprinkler | Issued | Iss. Sep 30, 2026 | $5,890 | PROVIDE TENANT IMPROVEMENT TO EXISTING ADDRESSABLE FIRE ALARM SYSTEM WITH THE ADDITION OF (1) NEW ADDRESSABLE RELAY TO … |
| COM-2621251 | Commercial tenant improvement |