2046 University Park Dr
Sacramento 95825 · Sierra Oaks · City of Sacramento · Coordinates: 38.56634, -121.40605
Executive Verdict · Public-Records Synthesis
Zoned R-1A-R in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $484,000 ($426,000–$542,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A-R allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Nov 6, 2025, 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 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)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: Sacramento Country Day School - New Arts Building (0.34 mi NE, in review). 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 (~$5,968/yr at $484,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$497/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:
- 2046 UNIVERSITY PARK DR
Zoning & Land Use
R-1A-R — 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 06067C0184H, 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: $426,000 – $542,000 · 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
- Sacramento Country Day School - New Arts Building (In review)0.34 mi NE
In "In review" for 11 mo (since Dec 9, 2025), exceeding the 241d median and 334d 75th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($4,455,877 declared valuation across 2 permits).
- MAIN Permit - Redwoods at Rio Condominiums Bldg 1 (6 Units) + Site Work (Issued)0.28 mi N
High-impact scale (9 housing units, $2,835,000 declared valuation across 6 permits).
- New home at 10 Latham Ln (Finaled / completed)0.43 mi NE
High-impact scale (1 housing unit, $1,012,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Ron Youngs Caliber Roof (1 on parcel, 1 in ½ mi · Roof replacement); The Tom Yancey (1 on parcel, 1 in ½ mi · Roof replacement); Jr Putman (1 on parcel, 1 in ½ mi · HVAC / heat pump); Kitchen Mart (38 in ½ mi · Remodel / interior alteration); Gp Development (31 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2523316 | HVAC / heat pump | Finaled | Iss. Nov 6, 2025 | $9,090 | No Duct Work Permitted. Change-out Furnace Only (Split System) to Furnace Only (Split System). The existing unit shall b… |
| RES-2101000 | Roof replacement | Expired Permit | Iss. Jan 18, 2021 | $22,700 | E-Permit: Tear Off - Yes, Resheet - Yes, 1 layer(s), 32 squares of 50yr Laminated Dimensional Composition. CRRC: 0668-01… |
| RES-1721034 | Roof replacement | Finaled | Iss. Nov 13, 2017 | $22,000 | E-Permit: Tear Off - Yes, Resheet - Yes, 1 layer(s), 22 squares of Lifetime Laminated Dimensional Composition. In-progre… |