Parcel Context · Public-Records Property BriefAPN 079-0361-006-0000

8117 La Riviera Dr

Sacramento 95826 · College/Glen · City of Sacramento · Coordinates: 38.55904, -121.40301

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 $429,000 ($378,000–$480,000).

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 1,307 sq ft lot.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Sep 16, 2025, 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 (~$5,341/yr at $429,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$445/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:: 1,307 sq ft (0.03 ac)
Assessor use:: Residential · Single Family · Planned Unit Development
Tax rate area:: 03233
Addresses on lot:: 8117 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 1,307 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):$429,000

Range: $378,000 – $480,000 · 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)

0 active or recent development projects and 374 total building permits recorded within ½ mile.

Additions & renovations41 permits
Building systems320 permits
Repairs4 permits
Other9 permits

Developments Deserving Closer Investigation & Active Area Builders

Entity-resolved builders & contractors in ½ mile: On Time Air Conditioning And Heating (1 on parcel, 1 in ½ mi · HVAC / heat pump); Rtd Windows And Doors (1 on parcel, 1 in ½ mi · Windows / doors / siding); King Electric And Solar (1 on parcel, 1 in ½ mi · Electrical / panel); Gp Development (31 in ½ mi · Commercial tenant improvement); Kitchen Mart (10 in ½ mi · Remodel / interior alteration).

Permit & Project History on This Parcel (3 permits, 0 grouped projects)

Record #	Category	Status	Applied / Issued	Valuation	Description
RES-2519531	Electrical / panel	Withdrawn	Iss. Sep 16, 2025	$8,490	E-Permit: existing panel 125 Amps - Underground service, new main panel 125 Amps, N/A weather head/masthead work, main b…
RES-2208180	Windows / doors / siding	Expired Permit	Iss. Apr 19, 2022	$9,458	REPLACE 6 WINDOWS , 2 PATIO DOORS LIKE FOR LIKE. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & …
RES-1915639	HVAC / heat pump	Expired Permit	Iss. Aug 18, 2019	$14,174	No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall …

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 $429,000 ($378,000–$480,000).

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 1,307 sq ft lot.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Sep 16, 2025, 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 (~$5,341/yr at $429,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$445/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 1,307 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