1449 University Ave
Sacramento 95825 · Campus Commons · City of Sacramento · Coordinates: 38.56108, -121.41308
Executive Verdict · Public-Records Synthesis
Zoned R-1A-R-PC-PUD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $493,000 ($434,000–$552,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A-R-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 (+$81,000 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Nov 1, 2023).
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)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: 7700 College Town Mixed-Use (0.49 mi S, entitled). 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 (~$6,070/yr at $493,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$506/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:
- 3,049 sq ft (0.07 ac)
- Assessor use:
- Residential · Single Family · Planned Unit Development
- Tax rate area:
- 03161
- Addresses on lot:
- 1449 UNIVERSITY AVE
Zoning & Land Use
R-1A-R-PC-PUD — Single-Unit or Duplex Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 1)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R-1A (two-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotCan't tell
Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling Zone.
- SB 9: split into two lotsCan't tell
Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling 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 06067C0195H, 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: $434,000 – $552,000 · 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
- 7700 College Town Mixed-Use (Entitled)0.49 mi S
In "Entitled" for 6.9 yr (since Dec 12, 2019), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (101 housing units across 0 permits).
Entity-resolved builders & contractors in ½ mile: Clarke And Rush Mechanical (2 on parcel, 2 in ½ mi · HVAC / heat pump); Benning Construction (1 on parcel, 1 in ½ mi · Addition (adds square footage)); Altec Construction (1 on parcel, 1 in ½ mi · Roof replacement); Kitchen Mart (39 in ½ mi · Remodel / interior alteration); Gp Development (31 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2319824 | Roof replacement | Finaled | Iss. Nov 1, 2023 | $125,000 | EPC - Repair of fire damaged residential duplex as follows: Replace damage interior/exterior finishes, wall framing, ro… |
| RES-2122607 | Plumbing / water heater / sewer | Finaled | Iss. Oct 20, 2021 | $2,250 | Change-out installation of Electric - 052 gallon to Electric - 052 gallon, located inside building, screening not requir… |
| RES-2122604 | HVAC / heat pump | Finaled | Iss. Oct 20, 2021 | $12,772 | No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall … |
| RES-1924869 | Addition (adds square footage) | Finaled | Iss. Dec 19, 2019 | $150,000 | EXPEDITED - Interior Remodel to include: Complete kitchen remodel (new appliances, cabinets, counter tops, electrical, n… |