1738 River City Way
Sacramento 95833 · South Natomas · City of Sacramento · Coordinates: 38.61485, -121.50057
Executive Verdict · Public-Records Synthesis
Zoned R-1A in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $435,000 ($383,000–$487,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Sep 20, 2024, 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
- ! FEMA Special Flood Hazard Area (A99, all of the lot of lot)
Zone A99: 1% annual chance flood (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: Sutter Greens 2.0 Apartments (0.3 mi SW, entitled). 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 (~$5,409/yr at $435,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$451/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:
- 3,773 sq ft (0.09 ac)
- Assessor use:
- Residential · Single Family · Planned Unit Development
- Tax rate area:
- 03123
- Addresses on lot:
- 1738 RIVER CITY WAY
Zoning & Land Use
R-1A — Single-Unit or Duplex Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 2)
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 A99: 1% annual chance flood (Special Flood Hazard Area) (all of the lot) · FIRM panel 06067C0157J, effective June 16, 2015
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $383,000 – $487,000 · Status: Off market
HUD Small Area FMR (ZIP 95833) · FY 2026
Studio $1,920 · 1BR $2,020 · 2BR $2,480 · 3BR $3,300 · 4BR $3,810
Nearby Activity (½ mile radius, since November 2024)
1 active or recent development project and 424 total building permits recorded within ½ mile.
- Demolition9 permits
- Additions & renovations41 permits
- Building systems328 permits
- Repairs33 permits
- Other13 permits
Developments Deserving Closer Investigation & Active Area Builders
- Sutter Greens 2.0 Apartments (Entitled)0.3 mi SW
In "Entitled" for 5.1 yr (since Sep 23, 2021), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (190 housing units across 0 permits).
- 2770 Truxel Rd ADU (Entitled)0.18 mi NE
In "Entitled" for 5.5 yr (since Jun 2, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- SFR to DUPLEX (Issued)360 ft W
Active in "Issued" for 6.4 yr (first record Jul 7, 2020) with no new permit activity recorded in 6 yr.
- Sutter Green II Apts (Finaled / completed)0.31 mi SW
High-impact scale (20 housing units, $4,207,500 declared valuation across 32 permits).
Entity-resolved builders & contractors in ½ mile: Atticman Heating And Air Conditioning Insulation (1 on parcel, 1 in ½ mi · HVAC / heat pump); Comfort Master Of Sacramento (1 on parcel, 1 in ½ mi · HVAC / heat pump); Super Brothers Plumbing Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Titus Builders (145 in ½ mi · Remodel / interior alteration); Adkar (41 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2420792 | HVAC / heat pump | Finaled | Iss. Sep 20, 2024 | $13,417 | Change-out Split System to Split System. The existing unit shall be removed. The new unit shall be placed in the same lo… |
| RES-2309789 | HVAC / heat pump | Finaled | Iss. May 15, 2023 | $3,900 | Change-out installation of Gas - 055 gallon HEAT PUMP WATER HEATER- 066 gallon HEAT PUMP WATER HEATER., located inside b… |
| RES-1911354 | HVAC / heat pump | Finaled | Iss. Jun 19, 2019 | $8,950 | Change-out Split System to Split System. The existing unit shall be removed. The new unit shall be placed in the same lo… |