2505 Riverside Blvd
Sacramento 95818 · Land Park · City of Sacramento · Coordinates: 38.56223, -121.49727
Executive Verdict · Public-Records Synthesis
Zoned C-2-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $971,000 ($854,000–$1,088,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$224,954 contributory est.)
Public building records show issued construction/renovation work on this parcel (24 total permits, latest May 12, 2026).
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)
about 81% 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-2403081): Issued after 3 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: Sakura Apartments - Affordable Housing Mixed Use (0.49 mi NE, issued). 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 (~$11,519/yr at $971,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$960/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:
- 361,112 sq ft (8.29 ac)
- Assessor use:
- Retail / Commercial · Large Retail · Discount
- Tax rate area:
- 03005
- Addresses on lot:
- 1216 BROADWAY; 2505 RIVERSIDE BLVD
Zoning & Land Use
C-2-SPD — 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 (about 81% of the lot); Zone X: reduced flood risk due to levee (about 19% 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: $854,000 – $1,088,000 · 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
- Sakura Apartments - Affordable Housing Mixed Use (Issued)0.49 mi NE
Active in "Issued" for 2.8 yr (first record Jan 29, 2024) with no new permit activity recorded in 15 mo. High-impact scale (134 housing units, 133 deed-restricted affordable, $16,753,756 declared valuation across 25 permits). current_status changed to "Process Wait" in snapshot Nov 1, 2026.
- 2401 13th St. Apartment Complex (Fee estimate)0.12 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).
- 2131 16th Street Modular Mixed-Use Building (Entitled)0.42 mi NE
In "Entitled" for 4.5 yr (since May 26, 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 (41 housing units, $1,776,031 declared valuation across 4 permits).
- HVAC / heat pump (COM-2403081) (Expired Permit)On this parcel
Issued after 3 mo — slower than 90% of hvac / heat pump permits in City of Sacramento (median 0d, 90th pct 2d, n=19,324).
Entity-resolved builders & contractors in ½ mile: Deacon Construction (3 on parcel, 5 in ½ mi · Commercial tenant improvement); Aes Mechanical Services Group (3 on parcel, 4 in ½ mi · HVAC / heat pump); Premier Sign (4 on parcel, 4 in ½ mi · Sign); Terralink Communications (2 on parcel, 2 in ½ mi · Other); Colorado West Construction (2 on parcel, 2 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (24 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2609562 | Solar / battery storage | Finaled | Iss. May 12, 2026 | $43,000 | Solar Reinstall Permit: TEMPORARY REMOVAL AND REINSTALLATION OF EXISTING PV SOLAR SYSTEM TO ALLOW FOR NECESSARY REROOFI… |
| COM-2526573 | Commercial tenant improvement | Finaled | Iss. Feb 11, 2026 | $150,000 | EPC - EXPEDITED - installation of new exterior employee entrance directly adjacent to customer entry. Interior demo of … |
| COM-2403081 | HVAC / heat pump | Expired Permit | Iss. May 22, 2024 | $333,171 | EPC - Remove and replace (17) packaged rooftop HVAC units, like for like, same footprint, no duct-work. |
| COM-2312154 | EV charger | Finaled | Iss. Aug 23, 2023 | $83,000 | EPC - Maintenance/Upgrade Project Proposal: Replace Only (6) 150kw Gen 3 with (3) 350kw Gen 4; Replace (5) Gen 3 Power C… |