7901 La Riviera Dr
Sacramento 95826 · College Town · City of Sacramento · Coordinates: 38.55669, -121.41367
Executive Verdict · Public-Records Synthesis
Zoned R-3-PC-PUD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $939,000 ($826,000–$1,052,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-3-PC-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$93,495 contributory est.)
Public building records show issued construction/renovation work on this parcel (79 total permits, latest Oct 15, 2025).
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-2319241): Issued after 3 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)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: 7700 College Town Mixed-Use (0.19 mi S, 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 (~$11,155/yr at $939,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$930/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:
- 418,176 sq ft (9.60 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03231
- Addresses on lot:
- 7837 LA RIVIERA DR APT 102 APT 102; 7837 LA RIVIERA DR APT 103 APT 103; 7837 LA RIVIERA DR APT 104 APT 104
Zoning & Land Use
R-3-PC-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: $826,000 – $1,052,000 · 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)0.19 mi S
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)0.44 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)0.22 mi S
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).
- Electrical / panel (COM-2319241) (Finaled)On this parcel
Issued after 3 mo — slower than 90% of electrical / panel permits in City of Sacramento (median 0d, 90th pct 5d, n=11,023).
Entity-resolved builders & contractors in ½ mile: Adkar (26 on parcel, 29 in ½ mi · Remodel / interior alteration); Dmw Construction (18 on parcel, 18 in ½ mi · Commercial tenant improvement); Efrain Zepedas Rainbow Roofing (15 on parcel, 15 in ½ mi · Roof replacement); Sequoia Pacific Builders (9 on parcel, 9 in ½ mi · Plan revision / deferred submittal); Jcm Electric (3 on parcel, 3 in ½ mi · Electrical / panel).
Permit & Project History on This Parcel (79 permits, 1 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2521638 | Electrical / panel | Expired Permit | Iss. Oct 15, 2025 | $14,000 | E-Permit: existing panel 100 Amps - Underground service, new main panel 225 Amps, N/A weather head/masthead work, main b… |
| COM-2405327 | Plan revision / deferred submittal | Complete | App. Mar 12, 2024 | — | EPC - REVISION TO COM-2319241: Revision to sheet E-1 of the approved plans. One-line diagram shows meterbank as Existing… |
| COM-2319241 | Electrical / panel | Finaled | Iss. Dec 8, 2023 | $25,000 | EPC - UPGRADE MAIN ELECTRICAL SERVICE PANEL FROM FUSE TYPE TO CIRCUIT BREAKER. 16 METERS ON THE MSP |
| COM-2225711 | Plumbing / water heater / sewer |