6421 Riverside Blvd
Sacramento 95831 · Greenhaven · City of Sacramento · Coordinates: 38.50974, -121.54156
Executive Verdict · Public-Records Synthesis
Zoned SC in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $699,000 ($615,000–$783,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$77,211 contributory est.)
Public building records show issued construction/renovation work on this parcel (12 total permits, latest Jan 5, 2024).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in Greenhaven
112 substantial renovation & housing permits over 24 months (41.6 per 1,000 parcels vs. 30.4 citywide baseline) (#46 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Greenhaven)
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
Sign (SIG-1717032): Issued after 4 mo (7.1× the 19d median) — slower than 90% of sign permits in City of Sacramento (median 19d, 90th pct 76d, n=1,075).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 6301 Faustino Way (0.35 mi NW, 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 (~$8,419/yr at $699,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$702/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:
- 131,116 sq ft (3.01 ac)
- Assessor use:
- Retail / Commercial · Shopping Center · Neighborhood
- Tax rate area:
- 03165
- Addresses on lot:
- 251 FLORIN RD; 253 FLORIN RD; 255 FLORIN RD
Zoning & Land Use
SC — Shopping Center Zone (C)
2040 General Plan: Commercial Mixed Use (FAR up to 1)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned SC (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned SC (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned SC (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: $615,000 – $783,000 · Status: Off market
HUD Small Area FMR (ZIP 95831) · FY 2026
Studio $1,980 · 1BR $2,070 · 2BR $2,550 · 3BR $3,390 · 4BR $3,910
Developments Deserving Closer Investigation & Active Area Builders
- Sign (SIG-1717032) (Finaled)On this parcel
Issued after 4 mo (7.1× the 19d median) — slower than 90% of sign permits in City of Sacramento (median 19d, 90th pct 76d, n=1,075).
- Accessory dwelling unit at 6301 Faustino Way (Issued)0.35 mi NW
Active in "Issued" for 4.3 yr (first record Jul 22, 2022) with no new permit activity recorded in 2.3 yr. current_status changed to "Expired Permit" in snapshot Nov 1, 2026.
- New home at 18 Lake Vista Ct (Issued)0.39 mi E
Active in "Issued" for 2.6 yr (first record Mar 21, 2024) with no new permit activity recorded in 17 mo. High-impact scale (1 housing unit, $750,000 declared valuation across 1 permit).
- Commercial tenant improvement (COM-2318689) (Certificate of Occupancy)On this parcel
Issued after 4 mo (2.0× the 63d median) — above the 75th percentile for commercial tenant improvement permits in City of Sacramento (median 63d, 75th pct 119d, n=2,366).
Entity-resolved builders & contractors in ½ mile: Gp Development (2 on parcel, 2 in ½ mi · Commercial tenant improvement); Kaler Dobler Construction (2 on parcel, 2 in ½ mi · Remodel / interior alteration); Allen Developments And Construction (1 on parcel, 2 in ½ mi · Commercial tenant improvement); Advance Designs (2 on parcel, 2 in ½ mi · Sign); Ptrs (1 on parcel, 1 in ½ mi · Roof replacement).
Permit & Project History on This Parcel (12 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2318689 | Commercial tenant improvement | Certificate of Occupancy | Iss. Jan 5, 2024 | $401,955 | EPC - Previous use appears to be Kovar's Martial Arts, a School—dance, music, art, martial arts land use. REMODEL SPACE … |
| COM-2318761 | Commercial tenant improvement | Expired Permit | Iss. Sep 18, 2023 | $19,500 | EPC - Interior demo of non-structural walls, lighting, etc. |
| SIG-2310910 | Sign | Expired Permit | Iss. Jul 14, 2023 | $3,020 | INSTALLATION OF 1 LED INTERNALLY ILLUMINATED WALL SIGN. FACE CHANGE ONLY ON EXISTING DOUBLE FACE PYLON SIGN. |
| COM-2302820 | Remodel / interior alteration | Expired Application | App. Feb 13, 2023 | $50,000 | EPC - Separate existing water service into 2 services add rp/bf and meter section on apn 030-0330-015-0000 and 030-0330-… |