2763 River Plaza Dr
Sacramento 95833 · Willowcreek · City of Sacramento · Coordinates: 38.60869, -121.52636
Executive Verdict · Public-Records Synthesis
Zoned R-3-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $489,000 ($430,000–$548,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-3-PUD allows residential use qualifying for ministerial ADU review under state law (1 ADU permit permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 25 documented municipal building permits on file
On-parcel permit history is indexed through May 26, 2026, 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)
- ! Delayed or open permit activity on this parcel
General repair (COM-2415477): Issued after 6 mo (12.6× the 14d median) — slower than 90% of general repair permits in City of Sacramento (median 14d, 90th pct 65d, n=1,579).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: The Rivers (0.45 mi S, 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 (~$6,025/yr at $489,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$502/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:
- 681,278 sq ft (15.64 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03167
- Addresses on lot:
- 2703 RIVER PLAZA DR; 2703 RIVER PLAZA DR # 87 # 87; 2703 RIVER PLAZA DR # 88 # 88
Zoning & Land Use
R-3-PUD — Multi-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-3 (multifamily residential): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned R-3 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-3 (multifamily residential), 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 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: $430,000 – $548,000 · 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
Developments Deserving Closer Investigation & Active Area Builders
- General repair (COM-2415477) (Finaled)On this parcel
Issued after 6 mo (12.6× the 14d median) — slower than 90% of general repair permits in City of Sacramento (median 14d, 90th pct 65d, n=1,579).
- Accessory dwelling unit at 2320 Orchard Ln (Finaled / completed)0.13 mi SW
High-impact scale (2 housing units, $1,500,000 declared valuation across 4 permits). current_status changed to "Finaled" in snapshot Nov 1, 2026.
- The Rivers (Issued)0.45 mi S
Active in "Issued" for 4.5 yr (first record May 13, 2022) with no new permit activity recorded in 4.5 yr.
- New home (Issued)0.47 mi SE
Active in "Issued" for 13 mo (first record Oct 3, 2025) with no new permit activity recorded in 13 mo.
Entity-resolved builders & contractors in ½ mile: Econo Roofing (12 on parcel, 12 in ½ mi · Roof replacement); Dinwiddie Hines Construction (2 on parcel, 3 in ½ mi · Remodel / interior alteration); Griffin Electric (3 on parcel, 3 in ½ mi · Electrical / panel); J And J Heating And Air Conditioning (2 on parcel, 2 in ½ mi · HVAC / heat pump); Christopherson Builders (1 on parcel, 1 in ½ mi · General repair).
Permit & Project History on This Parcel (25 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2610624 | Roof replacement | Issued | Iss. May 26, 2026 | $37,000 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 50 squares of 30yr Laminated Dimensional Composition. In-progress in… |
| COM-2513842 | Fire alarm / sprinkler | Issued | Iss. Aug 6, 2025 | $17,136 | EPC - Replace (1) Fire Alarm Panel |
| COM-2502254 | Plan revision / deferred submittal | Complete | App. Feb 3, 2025 | — | EPC - REVISION TO COM-2415477 - REPAIR BURNED TRUSSES - TO CONNECTION DETAILS OF EXISTING TRUSSES |
| COM-2500927 | Electrical / panel | Expired Permit | Iss. Jan 15, 2025 | $6,000 | 2763 RIVER PLAZA DR - Siding repair, like for like. Meter panel will be removed and replaced for this siding repair. N… |