7660 La Riviera Dr
Sacramento 95826 · College Town · City of Sacramento · Coordinates: 38.55670, -121.41010
Executive Verdict · Public-Records Synthesis
Zoned SC-R-PUD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $942,000 ($829,000–$1,055,000).
Upsides & Opportunities
- ✓ 6 documented municipal building permits on file
On-parcel permit history is indexed through Jan 29, 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)
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-1611169): Issued after 2 mo (2.9× the 19d median) — above the 75th percentile for sign permits in City of Sacramento (median 19d, 75th pct 42d, 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: 7700 College Town Mixed-Use (0.31 mi SW, entitled). 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 (~$11,189/yr at $942,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$932/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:
- 39,900 sq ft (0.92 ac)
- Assessor use:
- Retail / Commercial · Small Retail · Multi-Tenant
- Tax rate area:
- 03231
- Addresses on lot:
- 7600 LA RIVIERA DR; 7660 LA RIVIERA DR; 7670 LA RIVIERA DR
Zoning & Land Use
SC-R-PUD — Shopping Center Zone (C)
2040 General Plan: Commercial Mixed Use (FAR up to 4)
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 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: $829,000 – $1,055,000 · 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
Developments Deserving Closer Investigation & Active Area Builders
- 7700 College Town Mixed-Use (Entitled)0.31 mi SW
In "Entitled" for 6.9 yr (since Dec 12, 2019), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (101 housing units across 0 permits).
- OPUS Multi-family Housing Project (Fee estimate)0.42 mi S
In "Fee estimate" for 8.6 yr (since Apr 11, 2018), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (18 housing units, $2,827,185 declared valuation across 2 permits).
- Hornets Place Student Housing & Site (Issued)0.33 mi SW
Active in "Issued" for 2.3 yr (first record Aug 7, 2024) with no new permit activity recorded in 14 mo. High-impact scale (101 housing units, $24,613,452 declared valuation across 19 permits).
- Sign (SIG-1611169) (Finaled)On this parcel
Issued after 2 mo (2.9× the 19d median) — above the 75th percentile for sign permits in City of Sacramento (median 19d, 75th pct 42d, n=1,075).
Entity-resolved builders & contractors in ½ mile: Tcm Construction (1 on parcel, 2 in ½ mi · Commercial tenant improvement); Cannon General Contracting (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Capitol Neon (1 on parcel, 1 in ½ mi · Sign); A Cool Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Co2 Monitoring (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2501460 | Fire alarm / sprinkler | Finaled | Iss. Jan 29, 2025 | $6,098 | EPC - Installation of a CO-2 monitoring system for beverage dispensers. |
| COM-2016648 | HVAC / heat pump | Expired Permit | Iss. Sep 15, 2020 | $8,800 | Change-out existing HVAC placed in the same location. The appliance/s shall not exceed the size of the existing units by… |
| COM-1924054 | Remodel / interior alteration | Expired Application | App. Dec 11, 2019 | $50,000 | Installation of an exterior Screen Tower along the southeast corner of east exterior wall @ 60 sf - PLNG-INSP |
| COM-1910652 | Commercial tenant improvement | Expired Permit | Iss. Jul 16, 2019 | $30,000 | Remodel existing subway restaurant to NY gyros and phillys, install all new equipment and hood in kitchen. |
| COM-1911179 |