7767 La Riviera Dr
Sacramento 95826 · College Town · City of Sacramento · Coordinates: 38.55567, -121.41142
Executive Verdict · Public-Records Synthesis
Zoned R-3-PUD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $860,000 ($757,000–$963,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-3-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$14,400 contributory est.)
Public building records show issued construction/renovation work on this parcel (13 total permits, latest Sep 29, 2026).
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
Electrical / panel (COM-2603971): Issued after 7 mo — slower than 90% of electrical / panel permits in City of Sacramento (median 0d, 90th pct 5d, n=11,023).
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 (0.21 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 (~$10,254/yr at $860,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$855/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:
- 460,429 sq ft (10.57 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03231
- Addresses on lot:
- 7767 LA RIVIERA DR; 7767 LA RIVIERA DR # 100 # 100; 7767 LA RIVIERA DR # 10 # 10
Zoning & Land Use
R-3-PUD — Multi-Unit Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 4)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R-3 (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-3 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-3 (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 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: $757,000 – $963,000 · 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)0.21 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)0.35 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)0.23 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)0.45 mi SE
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: Adkar (3 on parcel, 29 in ½ mi · Remodel / interior alteration); Optimal Electric (2 on parcel, 2 in ½ mi · Electrical / panel); Lassiter Excavating (2 on parcel, 2 in ½ mi · Demolition); Efrain Zepedas Rainbow Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Hammerhead Pools (1 on parcel, 1 in ½ mi · Pool / spa).
Permit & Project History on This Parcel (13 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2603971 | Electrical / panel | Issued | Iss. Sep 29, 2026 | $14,000 | EPC - PANEL C/O 400A LIKE FOR LIKE AND SMUD BOX MOVE 8 INCHES |
| COM-2611789 | Electrical / panel | Applied | App. Jun 8, 2026 | $14,000 | EPC - CHANGE OUT 400A 4 METER PANEL LIKE FOR LIKE |
| COM-2610279 | Electrical / panel | Applied | App. May 20, 2026 | $14,000 | EPC - 400A PANEL CHANGE OUT LIKE FOR LIKE. Bldg - 7767. Unit # 101, 102, 103 & 104). |
| COM-1907782 | Pool / spa | Finaled | Iss. May 1, 2019 | $4,000 |