2709 Riverside Blvd
Sacramento 95818 · Land Park · City of Sacramento · Coordinates: 38.55912, -121.50028
Executive Verdict · Public-Records Synthesis
Zoned C-2 in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $741,000 ($652,000–$830,000).
Upsides & Opportunities
- ✓ 6 documented municipal building permits on file
On-parcel permit history is indexed through Feb 10, 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 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-2427595): 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)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: 2401 13th St. Apartment Complex (0.39 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 (~$8,897/yr at $741,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$741/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:
- 5,486 sq ft (0.13 ac)
- Assessor use:
- Retail / Commercial · Restaurant · Dining
- Tax rate area:
- 03005
- Addresses on lot:
- 2709 RIVERSIDE BLVD; 2711 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 06067C0170H, 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: $652,000 – $830,000 · 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)0.39 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).
- Accessory dwelling unit at 870 Swanston Dr (Applied)0.45 mi SW
In "Applied" for 9 mo (since Feb 27, 2026), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). contractor changed to "JASON ANDERSON CONSTRUCTION INC" in snapshot Nov 1, 2026.
- HVAC / heat pump (COM-2427595) (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).
- New duplex at 1007 W St (Issued)0.48 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: Sierra Valley Mechanical (2 on parcel, 3 in ½ mi · HVAC / heat pump); Tri Point Improvements (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Mauch Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Abrahams Construction (38 in ½ mi · Remodel / interior alteration); Indie Capital Constructors (29 in ½ mi · New duplex / half-plex).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2427595 | HVAC / heat pump | Finaled | Iss. Feb 10, 2025 | $54,730 | EPC - Replace 2 natural gas rooftop package units with 2 heat pump rooftop package units. No ductwork. |
| COM-2424347 | Roof replacement | Void | App. Nov 5, 2024 | $54,730 | EOTC - Suite 81 - Replacing 2 natural gas package units on the roof with 2 heat pump package units on the roof. No ductw… |
| COM-2222085 | Roof replacement | Finaled | Iss. Oct 17, 2022 | $39,700 | E-Permit: Tear Off - No, Resheet - No, 1 layer(s), 35 squares of TPO Single Ply. CRRC: 0738-0002 |
| COM-1902558 | Commercial tenant improvement | Certificate of Occupancy | Iss. Feb 22, 2019 | $60,000 | PERMIT TO REPLACE EXPIRED PERMIT COM-1713193 AND REVISION COM-1804437 . Remodel existing restaurant and expand existing… |