Parcel Context · Public-Records Property BriefAPN 079-0341-042-0000

8275 La Riviera Dr

Sacramento 95826 · College/Glen · City of Sacramento · Coordinates: 38.55913, -121.39895

Executive Verdict · Public-Records Synthesis

Zoned R-1-PC in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $470,000 ($414,000–$526,000).

Upsides & Opportunities

✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R-1-PC supports ministerial ADU/JADU review plus SB 9 two-unit residential development on a 871 sq ft lot.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Oct 16, 2026, 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)
! Year 1 Prop 13 tax reset (~$5,808/yr at $470,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$484/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:: 871 sq ft (0.02 ac)
Assessor use:: Residential · Single Family · Planned Unit Development
Tax rate area:: 03233
Addresses on lot:: 8275 LA RIVIERA DR

Zoning & Land Use

R-1-PC — 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 lotsUnlikely
Zoned R-1, a single-family residential zone. The lot is 871 sq ft by the assessor; a split needs at least 2,400 sq ft (two lots of 1,200 sq ft or more).

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)

Estimated Price (ZIP ZHVI + Neighborhood ACS + Permit Model):$470,000

Range: $414,000 – $526,000 · 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

ACS 2020–2024 Median Gross Rent (College/Glen):$1,959±$154

ACS 2020–2024 Median Gross Rent (ZIP 95826):$1,779±$60

Zillow Home Value Index (ZIP 95826, September 2026):$462,374

ACS 2020–2024 Median Home Value (College/Glen):$489,000±$19,100

ACS 2020–2024 Median Home Value (ZIP 95826):$465,000±$7,863

Nearby Activity (½ mile radius, since November 2024)

1 active or recent development project (1 housing units across completed, permitted, and pipeline stages) and 407 total building permits recorded within ½ mile.

Adds housing (ADU)1 permit (1 units)
Additions & renovations35 permits
Building systems359 permits
Repairs6 permits
Other6 permits

Developments Deserving Closer Investigation & Active Area Builders

Entity-resolved builders & contractors in ½ mile: High End Electric (1 on parcel, 4 in ½ mi · Remodel / interior alteration); Super Brothers Plumbing Heating And Air (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Kitchen Mart (12 in ½ mi · Remodel / interior alteration); Yancey (6 in ½ mi · Remodel / interior alteration); Americas Vinyl Exteriors (5 in ½ mi · Remodel / interior alteration).

Permit & Project History on This Parcel (2 permits, 0 grouped projects)

Record #	Category	Status	Applied / Issued	Valuation	Description
COM-2623229	Plumbing / water heater / sewer	Issued	Iss. Oct 16, 2026	$2,800	Change-out installation of Electric - 040 gallon to Electric - 040 gallon, located inside building, screening not requir…
RES-2514891	Electrical / panel	Finaled	Iss. Jul 15, 2025	$3,000	E-Permit: existing panel 125 Amps - Underground service, new main panel 125 Amps, N/A weather head/masthead work.

Executive Verdict · Public-Records Synthesis

Zoned R-1-PC in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $470,000 ($414,000–$526,000).

Upsides & Opportunities

✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R-1-PC supports ministerial ADU/JADU review plus SB 9 two-unit residential development on a 871 sq ft lot.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Oct 16, 2026, 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)
! Year 1 Prop 13 tax reset (~$5,808/yr at $470,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$484/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector

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 lotsUnlikely

Zoned R-1, a single-family residential zone. The lot is 871 sq ft by the assessor; a split needs at least 2,400 sq ft (two lots of 1,200 sq ft or more).

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