601 Dos Rios St
Sacramento 95811 · Southern Pacific / Richards · City of Sacramento · Coordinates: 38.59634, -121.48436
Executive Verdict · Public-Records Synthesis
Zoned C-4-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $200,000 ($170,000–$230,000).
Upsides & Opportunities
- ✓ 7 documented municipal building permits on file
On-parcel permit history is indexed through Jul 29, 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 Southern Pacific / Richards
12 substantial renovation & housing permits over 24 months (41.2 per 1,000 parcels vs. 30.4 citywide baseline) (#82 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Southern Pacific / Richards)
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
River District Condon- Club House: In "In review" for 16 mo (since Jul 29, 2025), exceeding the 210d median and 365d 75th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (6 housing units, $988,717 declared valuation across 4 permits). current_status changed to "Plan Check Wait" in snapshot Nov 1, 2026.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: 168 new homes at 701 Dos Rios St (260 ft N, 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 (~$2,730/yr at $200,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$228/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:
- 49,223 sq ft (1.13 ac)
- Assessor use:
- Vacant · Site (Under 2ac)
- Tax rate area:
- 03083
- Addresses on lot:
- 601 DOS RIOS ST
Zoning & Land Use
C-4-SPD — Heavy Commercial Zone (C)
2040 General Plan: Employment Mixed Use (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned C-4 (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned C-4 (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned C-4 (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 06067C0176J, effective June 16, 2015
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $170,000 – $230,000 · Status: Off market
HUD Small Area FMR (ZIP 95811) · FY 2026
Studio $1,840 · 1BR $1,930 · 2BR $2,380 · 3BR $3,170 · 4BR $3,650
Developments Deserving Closer Investigation & Active Area Builders
- River District Condon- Club House (In review)On this parcel
In "In review" for 16 mo (since Jul 29, 2025), exceeding the 210d median and 365d 75th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (6 housing units, $988,717 declared valuation across 4 permits). current_status changed to "Plan Check Wait" in snapshot Nov 1, 2026.
- 168 new homes at 701 Dos Rios St (Fee estimate)260 ft N
In "Fee estimate" for 7.7 yr (since Mar 8, 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 (168 housing units, $35,000,000 declared valuation across 1 permit).
- T9, Lot 10E (In review)0.4 mi NW
In "In review" for 4.2 yr (since Aug 24, 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 (36 housing units, $5,997,108 declared valuation across 20 permits).
- GD Site 200 (Fee estimate)0.48 mi S
In "Fee estimate" for 4.4 yr (since Jun 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 (100 housing units, $16,250,000 declared valuation across 4 permits).
Entity-resolved builders & contractors in ½ mile: P And P Building Wrecking (1 on parcel, 1 in ½ mi · Demolition); Midstate Construction (31 in ½ mi · New multifamily / condos / mixed-use); Mason Building And Design (9 in ½ mi · New multifamily / condos / mixed-use); Quality Telecom Consultants (6 in ½ mi · Remodel / interior alteration); Jd Rodli Construction (5 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (7 permits, 2 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2515965 | New multifamily / condos / mixed-use | Applied | App. Jul 29, 2025 | $988,717 | EPC - Construction of 4 new condominium buildings and 1 new clubhouse. This record is for building A. Area of work- 5,64… |
| COM-2515962 | New commercial / non-residential building | Applied | App. Jul 29, 2025 | $1,650,477 | EPC - Construction of 5 new condominium buildings and 1 new clubhouse. This record is for building B. Area of work- 10,6… |
| COM-2515959 | New commercial / non-residential building | Void | App. Jul 29, 2025 | $1,676,473 | EPC - Construction of 4 new condominium buildings with a new clubhouse for live/work flex spaces. The clubhouse is conne… |