8609 La Riviera Dr # C
Sacramento 95826 · College/Glen · City of Sacramento · Coordinates: 38.56410, -121.38529
Executive Verdict · Public-Records Synthesis
Zoned R-2A-R-PC in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $470,000 ($414,000–$526,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-2A-R-PC allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Apr 24, 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)
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)
- ! Year 1 Prop 13 tax reset (~$5,808/yr at $470,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$484/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:
- 871 sq ft (0.02 ac)
- Assessor use:
- Residential · Single Family · Planned Unit Development
- Tax rate area:
- 03232
- Addresses on lot:
- 8609 LA RIVIERA DR # C # C
Zoning & Land Use
R-2A-R-PC — Multi-Unit Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 1)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R-2A (multifamily residential): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned R-2A (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-2A (multifamily residential), 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 06067C0184H, 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: $414,000 – $526,000 · Status: Off market
HUD Small Area FMR (ZIP 95826) · FY 2026
Studio $1,690 · 1BR $1,770 · 2BR $2,180 · 3BR $2,900 · 4BR $3,350
Nearby Activity (½ mile radius, since November 2024)
1 active or recent development project and 156 total building permits recorded within ½ mile.
- Adds housing (ADU)1 permit (1 units)
- Additions & renovations14 permits
- Building systems138 permits
- Other3 permits
Developments Deserving Closer Investigation & Active Area Builders
Entity-resolved builders & contractors in ½ mile: Mosburg Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Hobbs Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Andersons Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Kitchen Mart (6 in ½ mi · Remodel / interior alteration); Premier Pools (3 in ½ mi · Pool / spa).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2608160 | Plumbing / water heater / sewer | Finaled | Iss. Apr 24, 2026 | $2,700 | CHANGE OUT EXISTING 40 GALLON GAS WATER HEATER, LIKE FOR LIKE. LOCATED INSIDE RESIDENCE. CARBON MONOXIDE & SMOKE ALARMS … |
| RES-2419084 | Electrical / panel | Finaled | Iss. Aug 27, 2024 | $2,784 | E-Permit: existing panel 100 Amps - Underground service, new main panel 100 Amps, Replacement weather head/masthead work… |
| RES-1821228 | HVAC / heat pump | Finaled | Iss. Oct 31, 2018 | $8,790 | No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall … |