8405 La Riviera Dr
Sacramento 95826 · College/Glen · City of Sacramento · Coordinates: 38.56047, -121.39489
Executive Verdict · Public-Records Synthesis
Zoned R-1 in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $497,000 ($437,000–$557,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 7,420 sq ft lot. Local precedent is active with 1 ADU permit within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$18,560 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Jul 27, 2021).
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)
- ! Year 1 Prop 13 tax reset (~$6,116/yr at $497,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$510/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:
- 7,420 sq ft (0.17 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03233
- Addresses on lot:
- 8405 LA RIVIERA DR
Zoning & Land Use
R-1 — Single-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-1 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned R-1, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R-1, a single-family residential zone. The lot is 7,420 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.
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: $437,000 – $557,000 · 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
Entity-resolved builders & contractors in ½ mile: Quality First Home Improvement (4 on parcel, 5 in ½ mi · Solar / battery storage); Spoors Heating And Air Conditioning (1 on parcel, 1 in ½ mi · HVAC / heat pump); Arcade Builders (1 on parcel, 1 in ½ mi · Windows / doors / siding); Yancey (10 in ½ mi · Remodel / interior alteration); Kitchen Mart (7 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2116041 | Solar / battery storage | Finaled | Iss. Jul 27, 2021 | $8,000 | 1.97kw Solar PV System, and 0gal Solar WH System (water heater installed null). All supply side connections, main breake… |
| RES-2002995 | Solar / battery storage | Finaled | Iss. Feb 24, 2020 | $15,000 | 1.48kw Solar PV System, and 0gal Solar WH System (water heater installed null). |
| RES-2001139 | Solar / battery storage | Finaled | Iss. Jan 24, 2020 | $8,000 | 1.48kw Solar PV System, and 0gal Solar WH System (water heater installed null). |
| RES-2000744 | Roof replacement | Expired Permit | Iss. Jan 15, 2020 | $16,000 | E-Permit: Tear Off - Yes, Resheet - Yes, 1 layer(s), 28 squares of 30yr Laminated Dimensional Composition. CRRC: 0676-01… |
| RES-1914464 |