1611 University Ave
Sacramento 95825 · Campus Commons · City of Sacramento · Coordinates: 38.56150, -121.41033
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 $411,000 ($362,000–$460,000).
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
- ✓ 6 documented municipal building permits on file
On-parcel permit history is indexed through Sep 10, 2026, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
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)
- ! Year 1 Prop 13 tax reset (~$5,135/yr at $411,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$428/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:
- 2,964 sq ft (0.07 ac)
- Assessor use:
- Residential · Single Family · Planned Unit Development
- Tax rate area:
- 03161
- Addresses on lot:
- 1611 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: $362,000 – $460,000 · 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
Entity-resolved builders & contractors in ½ mile: Critical Path Reconstruction (1 on parcel, 6 in ½ mi · Remodel / interior alteration); Bell Brothers Heating And Air (3 on parcel, 5 in ½ mi · HVAC / heat pump); James E Williams And Son (1 on parcel, 1 in ½ mi · Windows / doors / siding); All Ways Plumbing (1 on parcel, 1 in ½ mi · Other); Kitchen Mart (37 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2619990 | Windows / doors / siding | Issued | Iss. Sep 10, 2026 | $12,254 | Siding Permit: Like for like spot replacement of siding and trim. Pre-paint decay repairs. Remove and replace existing … |
| RES-2207406 | HVAC / heat pump | Finaled | Iss. Apr 7, 2022 | $25,784 | Change-out Split System to Split System. The existing unit shall be removed. The new unit shall be placed in the same lo… |
| RES-1909109 | Plumbing / water heater / sewer | Finaled | Iss. May 21, 2019 | $2,500 | Change-out installation of Gas - 050 gallon to Gas - 050 gallon, located inside building, screening not required. |
| RES-1907776 | Other | Finaled | Iss. May 1, 2019 | $1,250 | Run 54'8" of 1/2" schedule 40 Black Iron gas pipe for future 30.5k BTU natural gas fireplace insert. Fireplace insert to… |