5900 Riza Ave
Sacramento 95823 · City of Sacramento · Coordinates: 38.50475, -121.43586
Executive Verdict · Public-Records Synthesis
Zoned C-2-R in City of Sacramento and mapped FEMA AE flood due diligence; benchmark value $463,000 ($394,000–$532,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$41,294 contributory est.)
Public building records show issued construction/renovation work on this parcel (10 total permits, latest Apr 23, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (AE, about 5% of the lot of lot)
Zone AE: 1% annual chance flood (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! Delayed or open permit activity on this parcel
Fire alarm / sprinkler (COM-2404858): Issued after 3 mo (5.5× the 14d median) — slower than 90% of fire alarm / sprinkler permits in City of Sacramento (median 14d, 90th pct 71d, n=2,312).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: Wellspace Health MHRC (Stockton Blvd) - Rehab Center Bldg & Site (390 ft E, 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 (~$5,728/yr at $463,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$477/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:
- 235,224 sq ft (5.40 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03370
- Addresses on lot:
- 5900 RIZA AVE; 5900 RIZA AVE # 101 # 101; 5900 RIZA AVE # 102 # 102
Zoning & Land Use
C-2-R — 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 AE: 1% annual chance flood (Special Flood Hazard Area) (about 5% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 86% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 9% of the lot) · FIRM panel 06067C0195H, 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: $394,000 – $532,000 · Status: Off market
HUD Small Area FMR (ZIP 95823) · FY 2026
Studio $1,530 · 1BR $1,610 · 2BR $1,980 · 3BR $2,640 · 4BR $3,040
Nearby Activity (½ mile radius, since November 2024)
5 active or recent development projects (16 housing units across completed, permitted, and pipeline stages) and 83 total building permits recorded within ½ mile.
- New construction10 permits (32 units)
Developments Deserving Closer Investigation & Active Area Builders
- Wellspace Health MHRC (Stockton Blvd) - Rehab Center Bldg & Site (Issued)390 ft E
Active in "Issued" for 14 mo (first record Sep 25, 2025) with no new permit activity recorded in 7 mo. High-impact scale ($20,000,000 declared valuation across 2 permits). current_status changed to "Finaled" in snapshot Nov 1, 2026.
- Fire alarm / sprinkler (COM-2404858) (Expired Permit)On this parcel
Issued after 3 mo (5.5× the 14d median) — slower than 90% of fire alarm / sprinkler permits in City of Sacramento (median 14d, 90th pct 71d, n=2,312).
- Extended Stay Hotel on Stockton Blvd (Issued)0.13 mi NE
Active in "Issued" for 4 yr (first record Oct 26, 2022) with no new permit activity recorded in 2.5 yr. High-impact scale ($3,610,736 declared valuation across 11 permits).
- Wellspace Health WCWC (Stockton Blvd) - Treatment Center Building (In review)390 ft S
High-impact scale ($30,171,943 declared valuation across 2 permits). current_status changed to "Plan Check Wait" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Asc Construction Services (2 on parcel, 2 in ½ mi · Fire alarm / sprinkler); Jon K Takata (2 on parcel, 2 in ½ mi · Commercial tenant improvement); Slade Mechanical Services (2 on parcel, 2 in ½ mi · Plumbing / water heater / sewer); Finesse Construction (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Val Mir Heating And Cooling Service (1 on parcel, 1 in ½ mi · HVAC / heat pump).
Permit & Project History on This Parcel (10 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2608096 | Remodel / interior alteration | Issued | Iss. Apr 23, 2026 | $12,000 | Replace drywall in kitchen, living room, hall way, kitchen cabinets. Replace 2 windows like for like. Change light switc… |
| COM-2501851 | Fire alarm / sprinkler | Finaled | Iss. Jan 31, 2025 | $200,000 | PERMIT TO COMPLETE WORK COMMENCED UNDER EXPIRED PERMIT COM-2404858- HSG Case 23-019890 : Fire damage repair to include u… |
| COM-2501584 | Electrical / panel | Finaled | Iss. Jan 24, 2025 | $1,800 | LIKE FOR LIKE REPLACEMENT OF 2 70A METER SOCKET PANELS FOR UNITS 235 & 236, Building I. |
| COM-2404858 | Fire alarm / sprinkler | Expired Permit | Iss. May 22, 2024 | $200,000 | EPC - HSG Case 23-019890 : Fire damage repair to include units 151 and 152 3 Windows Replaced, Wall insulation, GFCI pro… |