7590 La Riviera Dr
Sacramento 95826 · College Town · City of Sacramento · Coordinates: 38.55618, -121.41008
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 Aug 6, 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-2507151): Issued after 2 mo (3.1× 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)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: 7700 College Town Mixed-Use (0.29 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:
- 30,360 sq ft (0.70 ac)
- Assessor use:
- Retail / Commercial · Restaurant · Fast Food Service
- Tax rate area:
- 03231
- Addresses on lot:
- 7590 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)0.29 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)0.39 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)0.31 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).
- New commercial building at 0 Unknown (Fee estimate)0.47 mi S
In "Fee estimate" for 10.8 yr (since Jan 26, 2016), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($1,100,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Hubbard Sign (3 on parcel, 3 in ½ mi · Sign); Ss Commercial Builders (1 on parcel, 1 in ½ mi · Commercial tenant improvement); American Building Concept (1 on parcel, 1 in ½ mi · Windows / doors / siding); Jackson Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Adkar (29 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| SIG-2515119 | Sign | Finaled | Iss. Aug 6, 2025 | $4,280 | EPC - E-Endeavor Eyebrow Awning. F-Non-Illuminated Awning. G-Non-Illuminated Awning. H-Canopy with Downlights. I-End… |
| SIG-2507151 | Sign | Finaled | Iss. Jun 6, 2025 | $5,880 | Remove existing signs and install new LED Signs |
| COM-2421525 | Commercial tenant improvement | Finaled | Iss. Apr 11, 2025 | $275,000 | EPC - EXISTING 2-STORY TACO BELL RESTAURANT REMODEL: INTERIOR: NEW DINING FURNITURE AND FINISHES, NEW LED LIGHTING IN … |
| SIG-2507150 | Sign | Void | App. Apr 9, 2025 | $5,880 | Remove existing signs and install new LED Signs |
| COM-1903109 | Electrical / panel | Finaled |