2685 Riverside Blvd
Sacramento 95818 · Land Park · City of Sacramento · Coordinates: 38.55980, -121.49967
Executive Verdict · Public-Records Synthesis
Zoned C-2 in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $831,000 ($731,000–$931,000).
Upsides & Opportunities
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Sep 28, 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 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: 2401 13th St. Apartment Complex (0.33 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 (~$9,923/yr at $831,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$827/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:
- 45,738 sq ft (1.05 ac)
- Assessor use:
- Care / Health · Cemetery / Mortuary · Mortuary
- Tax rate area:
- 03005
- Addresses on lot:
- 2685 RIVERSIDE BLVD; 2691 RIVERSIDE BLVD
Zoning & Land Use
C-2 — General Commercial Zone (C)
2040 General Plan: Residential Mixed Use (FAR up to 4)
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: $731,000 – $931,000 · 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)0.33 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).
- New duplex at 1007 W St (Issued)0.43 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).
- Accessory dwelling unit at 2741 10th St (Entitled)0.29 mi SW
In "Entitled" for 2.4 yr (since Jul 2, 2024), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- Accessory dwelling unit at 2651 17th St (Entitled)0.41 mi E
In "Entitled" for 2.4 yr (since Jun 19, 2024), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
Entity-resolved builders & contractors in ½ mile: Jackson Properties (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Advanced Roof Design (1 on parcel, 1 in ½ mi · Roof replacement); Clarke And Rush Mechanical (1 on parcel, 1 in ½ mi · HVAC / heat pump); Pacific Neon (1 on parcel, 1 in ½ mi · Sign); Abrahams Construction (38 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| SIG-2618462 | Sign | Finaled | Iss. Sep 28, 2026 | $12,500 | This submittal has an approved Preservation application (PB26-017) and needs to be routed for Planning plan check. Remo… |
| COM-2607198 | Commercial tenant improvement | Finaled | Iss. May 20, 2026 | $200,000 | EPC - SCOPE OF WORK CONSISTS OF UPGRADING ACCESSIBLE PATH OF TRAVEL FROM PARKING LOT TO BUILDING. UPGRADING THE EXISTIN… |
| COM-2227909 | HVAC / heat pump | Finaled | Iss. Jan 10, 2023 | $12,500 | LIKE FOR LIKE CHANGE OUT OF A 5 TON GAS/ELECTRIAL SPLIT SYSTEM. |
| COM-1922495 | Roof replacement | Finaled | Iss. Nov 18, 2019 | $31,264 | E-Permit: Tear Off - Yes, Resheet - No, 2 layer(s), 37 squares of TPO Single Ply. CRRC: 0676-0001 |