8101 Cosumnes River Blvd
Sacramento 95823 · Valley Hi / North Laguna · City of Sacramento · Coordinates: 38.45911, -121.41381
Executive Verdict · Public-Records Synthesis
Zoned SC-PUD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $487,000 ($429,000–$545,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$59,602 contributory est.)
Public building records show issued construction/renovation work on this parcel (19 total permits, latest Nov 12, 2025).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: 0.2% annual chance flood hazard (shaded X))
all of the lot of the parcel intersects Zone X: 0.2% annual chance flood hazard (shaded X). Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: (College Square) (0.35 mi SE, fee estimate). 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 (~$6,002/yr at $487,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$500/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:
- 539,273 sq ft (12.38 ac)
- Assessor use:
- Retail / Commercial · Large Retail · Discount
- Tax rate area:
- 03261
- Addresses on lot:
- 8101 COSUMNES RIVER BLVD
Zoning & Land Use
SC-PUD — Shopping Center Zone (C)
2040 General Plan: Commercial Mixed Use (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned SC (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned SC (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned SC (commercial), 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: 0.2% annual chance flood hazard (shaded X) (all of the lot) · FIRM panel 06067C0308H, 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: $429,000 – $545,000 · Status: Off market
HUD Small Area FMR (ZIP 95823) · FY 2026
Studio $1,530 · 1BR $1,610 · 2BR $1,980 · 3BR $2,640 · 4BR $3,040
Developments Deserving Closer Investigation & Active Area Builders
- (College Square) (Fee estimate)0.35 mi SE
In "Fee estimate" for 8.2 yr (since Aug 15, 2018), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale (96 housing units, $18,000,000 declared valuation across 1 permit).
- Bruceville Apartment Complex (In review)0.37 mi S
In "In review" for 3.9 yr (since Dec 8, 2022), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (24 housing units, $3,654,387 declared valuation across 13 permits).
- New home at 27 Kierland Pl (In review)0.43 mi S
In "In review" for 10 mo (since Jan 12, 2026), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). current_status changed to "Processing" in snapshot Nov 1, 2026.
- New home at 23 Kierland Pl (In review)0.44 mi S
In "In review" for 10 mo (since Jan 12, 2026), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). current_status changed to "Processing" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Conlon Construction (3 on parcel, 3 in ½ mi · Commercial tenant improvement); Groom Construction (2 on parcel, 2 in ½ mi · Commercial tenant improvement); Nulife Power Electric Services (1 on parcel, 1 in ½ mi · Solar / battery storage); Air Tech Heating And Air Conditioning (1 on parcel, 1 in ½ mi · Solar / battery storage); Deacon Construction (1 on parcel, 1 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (19 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2509095 | Solar / battery storage | Finaled | Iss. Nov 12, 2025 | $124,462 | EPC - Permit application for addition of 112 roof mounted solar thermal panels, associated ballasted racking, pump, cont… |
| COM-2210474 | Roof replacement | Finaled | Iss. May 18, 2022 | $778,050 | E-Permit: Tear Off - Yes, Resheet - Yes, 1 layer(s), 1365 squares of PVC Single Ply. CRRC: 06740001a |
| COM-2108202 | Remodel / interior alteration | Expired Permit | Iss. May 6, 2022 | $9,166 | EPC - rooftop hvac replacment |
| COM-2207450 | Solar / battery storage | Expired Permit | Iss. Apr 8, 2022 | $247,039 | 368.9kw Solar PV System. Remove and reinstall 1,190 solar PV modules so the roofer can access the roof's membrane for re… |