2264 Fair Oaks Blvd
Sacramento 95825 · Sierra Oaks · City of Sacramento · Coordinates: 38.57396, -121.41254
Executive Verdict · Public-Records Synthesis
Zoned SC-PUD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $635,000 ($559,000–$711,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$63,882 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Jun 23, 2022).
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)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: 5-Story Apartment (0.11 mi S, 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 (~$7,689/yr at $635,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$641/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:
- 31,400 sq ft (0.72 ac)
- Assessor use:
- Office · Office (General) · Two Story
- Tax rate area:
- 03161
- Addresses on lot:
- 2264 FAIR OAKS BLVD; 2264 FAIR OAKS BLVD # 100 # 100; 2264 FAIR OAKS BLVD # 101 # 101
Zoning & Land Use
SC-PUD — Shopping Center Zone (C)
2040 General Plan: Office Mixed Use (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned SC (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned SC (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned SC (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: $559,000 – $711,000 · 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)0.11 mi S
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)0.18 mi SW
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).
- New home at 707 Commons Dr (Entitled)0.35 mi SW
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).
- La Provence (Finaled / completed)0.46 mi SW
High-impact scale (25 housing units, $4,127,655 declared valuation across 9 permits).
Entity-resolved builders & contractors in ½ mile: Pacific Neon (2 on parcel, 2 in ½ mi · Sign); Phillip Gavrilov Construction (1 on parcel, 1 in ½ mi · Addition (adds square footage)); California Environmental (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Capital City Signs (1 on parcel, 1 in ½ mi · Sign); Jackson Properties (34 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| SIG-2212423 | Sign | Expired Permit | Iss. Jun 23, 2022 | $8,959 | install one (1) illuminated wall sign |
| COM-2010895 | Remodel / interior alteration | Finaled | Iss. Jul 8, 2020 | $18,258 | EPC - Change out 3 HVAC Package Units |
| SIG-1711839 | Sign | Finaled | Iss. Jul 19, 2017 | $3,132 | Install (1) illuminated / attached wall sign |
| SIG-1605366 | Sign | Finaled | Iss. Apr 21, 2016 | $3,500 | Pearls Boba & Shaved Ice (attached illuminated 29.03sqft.) |
| COM-1515745 | Addition (adds square footage) | Certificate of Compliance | Iss. Jan 5, 2016 |