8017 La Riviera Dr
Sacramento 95826 · College/Glen · City of Sacramento · Coordinates: 38.55843, -121.40518
Executive Verdict · Public-Records Synthesis
Zoned R-1A-R-PC in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $450,000 ($396,000–$504,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A-R-PC allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$21,234 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Sep 3, 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)
- ! Year 1 Prop 13 tax reset (~$5,580/yr at $450,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$465/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:
- 1,781 sq ft (0.04 ac)
- Assessor use:
- Residential · Single Family · Planned Unit Development
- Tax rate area:
- 03233
- Addresses on lot:
- 8017 LA RIVIERA DR
Zoning & Land Use
R-1A-R-PC — Single-Unit or Duplex 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-1A (two-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotCan't tell
Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling Zone.
- SB 9: split into two lotsCan't tell
Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling 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: $396,000 – $504,000 · 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: Kitchen Mart (2 on parcel, 15 in ½ mi · Remodel / interior alteration); Phe (1 on parcel, 3 in ½ mi · Remodel / interior alteration); All Year (1 on parcel, 1 in ½ mi · Roof replacement); Capital City Windows (1 on parcel, 1 in ½ mi · Windows / doors / siding); Gp Development (31 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2518592 | Windows / doors / siding | Finaled | Iss. Sep 3, 2025 | $9,520 | Window C/O aluminum to vinyl (5) retrofit; (1) sliding door C/O like for like; The egress windows will meet the code req… |
| RES-2513315 | Roof replacement | Finaled | Iss. Jun 25, 2025 | $18,489 | Change-out Roof Mount (all-electric heat pump) to Roof Mount (all-electric heat pump). The existing unit shall be remove… |
| RES-2313553 | Remodel / interior alteration | Finaled | Iss. Jul 6, 2023 | $1,900 | Installation of NEMA 14-50 outlet in garage for EV charging. Carbon monoxide & Smoke alarms required. Reference CRC sect… |
| RES-2221678 | Plumbing / water heater / sewer | Finaled | Iss. Oct 11, 2022 | $56,075 | Master Bath: Remove & replace vanity, countertop, sink, & faucet. Convert tub to shower pan, replace valve, surround, & … |