27 University Ave
Sacramento 95825 · Sierra Oaks · City of Sacramento · Coordinates: 38.57325, -121.41356
Executive Verdict · Public-Records Synthesis
Zoned SC-PUD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $794,000 ($699,000–$889,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$281,693 contributory est.)
Public building records show issued construction/renovation work on this parcel (205 total permits, latest Oct 6, 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
Commercial tenant improvement (COM-2520818): Issued after 12 mo (5.9× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: 5-Story Apartment (510 ft SE, 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 (~$9,502/yr at $794,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$792/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:
- 333,669 sq ft (7.66 ac)
- Assessor use:
- Retail / Commercial · Shopping Center · Neighborhood
- Tax rate area:
- 03161
- Addresses on lot:
- 2216 FAIR OAKS BLVD; 2220 FAIR OAKS BLVD; 2222 FAIR OAKS BLVD
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: $699,000 – $889,000 · 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)510 ft SE
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)0.11 mi W
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-2520818) (Issued)On this parcel
Issued after 12 mo (5.9× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
- Remodel / interior alteration (COM-2400642) (Finaled)On this parcel
Issued after 3 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Entity-resolved builders & contractors in ½ mile: Pacific Neon (38 on parcel, 38 in ½ mi · Sign); Stuart James Construction (21 on parcel, 22 in ½ mi · Commercial tenant improvement); Level 5 Builders (10 on parcel, 10 in ½ mi · Commercial tenant improvement); West Coast Fire Protection (8 on parcel, 8 in ½ mi · Plan revision / deferred submittal); Nyecon (1 on parcel, 5 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (205 permits, 1 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2520818 | Commercial tenant improvement | Issued | Iss. Oct 6, 2026 | $1,700,000 | EPC - Area of work- 26,863 SF. Occupancy- M. Construction type- V-B. Renovation of the existing Safeway store including … |
| SIG-2615024 | Sign | Finaled | Iss. Aug 27, 2026 | $2,500 | EPC - Illuminated Tenant building ID (RUSSO'S NEW YORK PIZZA) |
| COM-2612566 | Remodel / interior alteration | Complete | App. Jun 16, 2026 | — | EPC - REVISION TO COM-2520383 (RUSSO'S PIZZERIA): Revisions to light fixtures, electrical, food service equipment, and e… |
| COM-2608149 | Fire alarm / sprinkler | Issued |