391 Howe Ave
Sacramento 95825 · Campus Commons · City of Sacramento · Coordinates: 38.57169, -121.41328
Executive Verdict · Public-Records Synthesis
Zoned C-1-PUD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $490,000 ($431,000–$549,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$5,280 contributory est.)
Public building records show issued construction/renovation work on this parcel (10 total permits, latest Sep 30, 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
Sign (SIG-1600348): Issued after 3 mo (5.4× the 19d median) — slower than 90% of sign permits in City of Sacramento (median 19d, 90th pct 76d, n=1,075).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: 5-Story Apartment (390 ft 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 (~$6,036/yr at $490,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$503/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:
- 35,980 sq ft (0.83 ac)
- Assessor use:
- Office · Medical / Dental · Two Story
- Tax rate area:
- 03161
- Addresses on lot:
- 391 HOWE AVE; 391 HOWE AVE STE 100 STE 100; 391 HOWE AVE STE 110 STE 110
Zoning & Land Use
C-1-PUD — Limited Commercial Zone (C)
2040 General Plan: Neighborhood (FAR up to 1)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned C-1 (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned C-1 (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned C-1 (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: $431,000 – $549,000 · 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)390 ft NE
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)0.13 mi NW
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).
- Sign (SIG-1600348) (Finaled)On this parcel
Issued after 3 mo (5.4× the 19d median) — slower than 90% of sign permits in City of Sacramento (median 19d, 90th pct 76d, n=1,075).
- New home at 707 Commons Dr (Entitled)0.2 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).
Entity-resolved builders & contractors in ½ mile: Barber Construction (2 on parcel, 2 in ½ mi · Commercial tenant improvement); Valley Foam (2 on parcel, 2 in ½ mi · Roof replacement); Prietos Roof Removal (1 on parcel, 1 in ½ mi · Roof replacement); Rodco Renovation (1 on parcel, 1 in ½ mi · Windows / doors / siding); Rutledge Security (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler).
Permit & Project History on This Parcel (10 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2621828 | Plan revision / deferred submittal | Complete | App. Sep 30, 2026 | — | REVISION TO COM-2605297: Removal of exhaust fan and fire damper |
| COM-2605297 | Commercial tenant improvement | Issued | Iss. Jul 15, 2026 | $600,000 | EPC - remodel existing 2nd floor office space to a dental office to include reconfiguring the layout, mechanical, electr… |
| COM-2610487 | Roof replacement | Finaled | Iss. May 21, 2026 | $105,000 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 105 squares of PVC Single Ply. CRRC: 0738-0002 |
| COM-2521532 | Remodel / interior alteration | Issued | Iss. Nov 5, 2025 | $10,000 | EPC - demo of partition walls, floor & ceiling. no structural |
| COM-2516103 |