3200 Riverside Blvd
Sacramento 95818 · Upper Land Park · City of Sacramento · Coordinates: 38.55021, -121.50630
Executive Verdict · Public-Records Synthesis
Zoned C-2 in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $761,000 ($670,000–$852,000).
Upsides & Opportunities
- ✓ 5 documented municipal building permits on file
On-parcel permit history is indexed through Oct 14, 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 Upper Land Park
68 substantial renovation & housing permits over 24 months (42.8 per 1,000 parcels vs. 30.4 citywide baseline) (#27 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Upper 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
Windows / doors / siding (COM-2315280): Issued after 2 mo — slower than 90% of windows / doors / siding permits in City of Sacramento (median 1d, 90th pct 7d, n=4,808).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 826 8th Ave (0.13 mi SW, applied). 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 (~$9,125/yr at $761,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$760/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:
- 25,836 sq ft (0.59 ac)
- Assessor use:
- Retail / Commercial · Small Retail · Multi-Tenant
- Tax rate area:
- 03005
- Addresses on lot:
- 1018 7TH AVE; 1026 7TH AVE; 3200 RIVERSIDE BLVD
Zoning & Land Use
C-2 — General Commercial Zone (C)
2040 General Plan: Residential Mixed Use (FAR up to 2)
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: $670,000 – $852,000 · 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
- Accessory dwelling unit at 826 8th Ave (Applied)0.13 mi SW
In "Applied" for 7 mo (since Apr 29, 2026), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). issued_date changed to "2026-09-29" in snapshot Nov 1, 2026.
- Accessory dwelling unit at 870 Swanston Dr (Applied)0.31 mi N
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.
- Windows / doors / siding (COM-2315280) (Finaled)On this parcel
Issued after 2 mo — slower than 90% of windows / doors / siding permits in City of Sacramento (median 1d, 90th pct 7d, n=4,808).
- Accessory dwelling unit at 657 Swanston Dr (Issued)0.38 mi N
Active in "Issued" for 16 mo (first record Jul 21, 2025) with no new permit activity recorded in 12 mo. current_status changed to "Finaled" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: John Ingram Construction (1 on parcel, 1 in ½ mi · Windows / doors / siding); Brower Mechanical CA (1 on parcel, 1 in ½ mi · HVAC / heat pump); Jon K Takata (1 on parcel, 1 in ½ mi · General repair); Vanderveer Plumbing Sewer And Drain (1 on parcel, 1 in ½ mi · General repair); All Right Restoration And Construction (1 on parcel, 1 in ½ mi · Electrical / panel).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2620364 | HVAC / heat pump | Issued | Iss. Oct 14, 2026 | $42,889 | REMOVE/REPLACE (1)10-TON & (1)3-TON HVAC RTU's LIKE FOR LIKE. |
| COM-2505455 | Electrical / panel | Finaled | Iss. Mar 20, 2025 | $3,000 | Electrical Permit: FOR 3214-Subpanel change from Zynsco sub panel to a compliant subpanel. Like for like panel change. … |
| COM-2409944 | General repair | Finaled | Iss. May 7, 2024 | $10,000 | Replace 25' of cast iron with 3" of ABS within footprint of building |
| COM-2315280 | Windows / doors / siding | Finaled | Iss. Sep 27, 2023 | $50,000 | EPC - Repair Fire Damaged Building 300 Square Feet - REMOVE AND REPLACE DAMAGED CEILING JOISTS (PER PLANS) - REMOVE AN… |
| COM-1901945 | General repair |