2631 Riverside Blvd
Sacramento 95818 · Land Park · City of Sacramento · Coordinates: 38.56108, -121.49909
Executive Verdict · Public-Records Synthesis
Zoned C-2 in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $801,000 ($705,000–$897,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$17,094 contributory est.)
Public building records show issued construction/renovation work on this parcel (10 total permits, latest May 1, 2025).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in Land Park
245 substantial renovation & housing permits over 24 months (69.8 per 1,000 parcels vs. 30.4 citywide baseline) (#42 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Land Park)
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
HVAC / heat pump (COM-2502658): Issued after 2 mo — slower than 90% of hvac / heat pump permits in City of Sacramento (median 0d, 90th pct 2d, n=19,324).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: 2401 13th St. Apartment Complex (0.25 mi 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 (~$9,581/yr at $801,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$798/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:
- 11,301 sq ft (0.26 ac)
- Assessor use:
- Retail / Commercial · Store / Office Combo · Multi-Tenant
- Tax rate area:
- 03005
- Addresses on lot:
- 2631 RIVERSIDE BLVD
Zoning & Land Use
C-2 — General Commercial Zone (C)
2040 General Plan: Residential Mixed Use (FAR up to 6)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned C-2 (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned C-2 (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned C-2 (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 06067C0190H, 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: $705,000 – $897,000 · Status: Off market
HUD Small Area FMR (ZIP 95818) · FY 2026
Studio $1,950 · 1BR $2,050 · 2BR $2,520 · 3BR $3,350 · 4BR $3,870
Developments Deserving Closer Investigation & Active Area Builders
- 2401 13th St. Apartment Complex (Fee estimate)0.25 mi NE
In "Fee estimate" for 21 mo (since Feb 11, 2025), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (15 housing units, $2,450,000 declared valuation across 1 permit).
- HVAC / heat pump (COM-2502658) (Finaled)On this parcel
Issued after 2 mo — slower than 90% of hvac / heat pump permits in City of Sacramento (median 0d, 90th pct 2d, n=19,324).
- Remodel / interior alteration (COM-2207744) (Expired Permit)On this parcel
Issued after 3 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
- New duplex at 1007 W St (Issued)0.34 mi N
Active in "Issued" for 6.9 yr (first record Jan 2, 2020) with no new permit activity recorded in 3.2 yr. High-impact scale (2 housing units, $765,000 declared valuation across 2 permits).
Entity-resolved builders & contractors in ½ mile: Beachum Construction (2 on parcel, 2 in ½ mi · Commercial tenant improvement); Stoneybay Construction (2 on parcel, 2 in ½ mi · Commercial tenant improvement); Clarke And Rush Mechanical (1 on parcel, 1 in ½ mi · HVAC / heat pump); Rightway Construction (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Analgesic Services (1 on parcel, 1 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (10 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2508902 | Plan revision / deferred submittal | Complete | App. May 1, 2025 | — | EPC - revision to COM-2502658 Plans included revised T-24 with the elimination of Mech-11. Single zone system with no B… |
| COM-2502658 | HVAC / heat pump | Finaled | Iss. Apr 3, 2025 | $39,460 | EPC - Remove and replace (3) existing RTU's revision COM-2508902 Plans included revised T-24 with the elimination … |
| COM-2300206 | Commercial tenant improvement | Expired Permit | Iss. Jan 12, 2023 | $25,000 | EPC - Remodel of Existing Tenant Space. No Increase in SQ FT, No Change of Use. Renovation to include: New partitions, e… |
| SIG-2224432 | Sign | Expired Permit | Iss. Dec 30, 2022 | $9,500 | Illuminated flush mount cabinet (total 1) logo illuminated round box flush mount (total 1). |