1325 Rivera Dr
Sacramento 95838 · Hagginwood · City of Sacramento · Coordinates: 38.62930, -121.43626
Executive Verdict · Public-Records Synthesis
Zoned R-1 in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA AH flood due diligence; benchmark value $415,000 ($365,000–$465,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1 allows residential use qualifying for ministerial ADU review under state law (12 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$4,800 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Apr 29, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in Hagginwood
31 substantial renovation & housing permits over 24 months (16.8 per 1,000 parcels vs. 30.4 citywide baseline) (#10 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Hagginwood)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (AH, about 3% of the lot of lot)
Zone AH: 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: New home at 1352 Nogales St (0.15 mi N, issued). 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 (~$5,181/yr at $415,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$432/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:
- 14,375 sq ft (0.33 ac)
- Assessor use:
- Residential · Single Family · Non-Subdivision
- Tax rate area:
- 03213
- Addresses on lot:
- 1325 RIVERA DR
Zoning & Land Use
R-1 — 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 lotPossible, with conditions
Zoned R-1, a single-family residential zone. FEMA Special Flood Hazard Area (Zone AH) covers about 3% of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
- SB 9: split into two lotsPossible, with conditions
Zoned R-1, a single-family residential zone. The lot is 14,375 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original. FEMA Special Flood Hazard Area (Zone AH) covers about 3% of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
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 AH: 1% annual chance flood (Special Flood Hazard Area) (about 3% of the lot); Zone X: minimal flood hazard (about 97% of the lot) · FIRM panel 06067C0068H, 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: $365,000 – $465,000 · Status: Off market
HUD Small Area FMR (ZIP 95838) · FY 2026
Studio $1,610 · 1BR $1,690 · 2BR $2,080 · 3BR $2,770 · 4BR $3,190
Developments Deserving Closer Investigation & Active Area Builders
- New home at 1352 Nogales St (Issued)0.15 mi N
Active in "Issued" for 15 mo (first record Aug 11, 2025) with no new permit activity recorded in 9 mo. current_status changed to "Finaled" in snapshot Nov 1, 2026.
- 1241 Diamond Avenue (Entitled)0.14 mi S
In "Entitled" for 2.7 yr (since Feb 26, 2024), exceeding the 184d median and 575d 90th percentile for new duplex / half-plex permits in City of Sacramento (n=115).
- Accessory dwelling unit at 1528 Los Robles Blvd (Issued)0.24 mi E
Active in "Issued" for 12 mo (first record Nov 12, 2025) with no new permit activity recorded in 8 mo. current_status changed to "Finaled" in snapshot Nov 1, 2026.
- 1321 Nogales St. Detached ADU (Entitled)0.16 mi N
In "Entitled" for 4.4 yr (since Jun 17, 2022), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
Entity-resolved builders & contractors in ½ mile: Solarcity (2 on parcel, 2 in ½ mi · Plan revision / deferred submittal); Hall Enterprises (1 on parcel, 1 in ½ mi · Roof replacement); Efficient Energy Solutions (1 on parcel, 1 in ½ mi · Windows / doors / siding); Leonid Kotyakov (4 in ½ mi · Addition (adds square footage)); Northwest Home (3 in ½ mi · New single-family home).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2608572 | Plumbing / water heater / sewer | Issued | Iss. Apr 29, 2026 | $3,000 | Replacing sewer line 4 inch PVC from bathroom. Carbon monoxide & Smoke alarms are required. Reference CRC sections R315 … |
| RES-1700234 | Plan revision / deferred submittal | Complete | App. Jan 6, 2017 | — | REVISION TO RES-1618750: System downsized to 7.28Kw |
| RES-1618750 | Solar / battery storage | Finaled | Iss. Nov 22, 2016 | $10,981 | 7.42kw Solar PV System. SEE REVISION RES-170234. : System downsized to 7.28Kw “Water conserving fixtures are required to… |
| RES-1605248 | Windows / doors / siding | Expired Permit | Iss. Apr 7, 2016 | $1,200 | CHANGE OUT 3 ALUMINUM WINDOWS WITH VINYL (LIKE FOR LIKE). Carbon monoxide & Smoke alarms required. Reference CRC sectio… |
| RES-1604378 |