7928 La Riviera Dr
Sacramento 95826 · College/Glen · City of Sacramento · Coordinates: 38.55647, -121.40709
Executive Verdict · Public-Records Synthesis
Zoned R-2A-R in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $477,000 ($420,000–$534,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-2A-R allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$6,270 contributory est.)
Public building records show issued construction/renovation work on this parcel (11 total permits, latest Jul 2, 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
Other (COM-2525809): Issued after 7 mo (6.2× the 33d median) — slower than 90% of other permits in City of Sacramento (median 33d, 90th pct 196d, n=837).
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 (0.45 mi W, 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 (~$5,888/yr at $477,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$491/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:
- 842,450 sq ft (19.34 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03233
- Addresses on lot:
- 7900 LA RIVIERA DR; 7900 LA RIVIERA DR # 289 # 289; 7900 LA RIVIERA DR # 290 # 290
Zoning & Land Use
R-2A-R — 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 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: $420,000 – $534,000 · 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)0.45 mi W
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)0.45 mi SW
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)0.46 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)0.48 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: Har Bro (2 on parcel, 2 in ½ mi · Electrical / panel); Mastec Network Solutions (1 on parcel, 1 in ½ mi · Other); M7 Builders (1 on parcel, 1 in ½ mi · Roof replacement); Four Ace Electrical Services (1 on parcel, 1 in ½ mi · Electrical / panel); West Coast Carports (1 on parcel, 1 in ½ mi · Other).
Permit & Project History on This Parcel (11 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2525809 | Other | Issued | Iss. Jul 2, 2026 | $28,000 | EPC - R/R (12) existing antennas with Six (6) new antennas at the 78' elevation, as well as replace hybrid cables and ju… |
| COM-2607815 | Electrical / panel | Finaled | Iss. May 28, 2026 | $1,200 | EPC - Wall Repair electrical permit issued under COM-2522298 |
| COM-2522298 | Electrical / panel | Issued | Iss. Dec 15, 2025 | $9,360 | EPC - To remove and replace like for like 400Amp underground 4 meter stack with new code compliant for AT # 133,134,135… |
| COM-2309975 | Electrical / panel | Expired Permit | Iss. May 18, 2023 | $860 | REPLACE SUB PANEL (100 AMPS) INSIDE TENANT UNITS. |
| COM-2119045 | Plan revision / deferred submittal |