615 Northfield Dr
Sacramento 95833 · River Gardens · City of Sacramento · Coordinates: 38.60838, -121.47649
Executive Verdict · Public-Records Synthesis
Zoned C-2-SPD in City of Sacramento and mapped FEMA A99 flood due diligence; benchmark value $516,000 ($454,000–$578,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$42,075 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Sep 11, 2026).
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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: for 12 Unit Apartment Building (450 ft W, 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 (~$6,332/yr at $516,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$528/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:
- 17,695 sq ft (0.41 ac)
- Assessor use:
- Office · Veterinarian · One Story
- Tax rate area:
- 03126
- Addresses on lot:
- 615 NORTHFIELD DR
Zoning & Land Use
C-2-SPD — General Commercial Zone (C)
2040 General Plan: Residential Mixed Use (FAR up to 4)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned C-2 (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned C-2 (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned C-2 (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 A99: 1% annual chance flood (Special Flood Hazard Area) (all of the lot) · FIRM panel 06067C0176J, 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: $454,000 – $578,000 · 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
- for 12 Unit Apartment Building (Fee estimate)450 ft W
In "Fee estimate" for 7.5 yr (since May 31, 2019), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (12 housing units, $1,390,404 declared valuation across 1 permit).
- Northview Estate (Entitled)0.11 mi W
In "Entitled" for 5.8 yr (since Jan 22, 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 (11 housing units across 0 permits).
- Northview Pointe (Entitled)0.12 mi NW
In "Entitled" for 5.5 yr (since May 19, 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 (67 housing units across 0 permits).
- Apartment Building (Entitled)0.12 mi NW
In "Entitled" for 5.8 yr (since Feb 4, 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 (12 housing units, $2,505,854 declared valuation across 2 permits).
Entity-resolved builders & contractors in ½ mile: Ericsson (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Xclusive Wireless Resources (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Amatel (1 on parcel, 1 in ½ mi · Solar / battery storage); Apex Site Solutions (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Excell Services (1 on parcel, 1 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2620074 | Solar / battery storage | Process Wait | App. Sep 11, 2026 | $20,000 | TMOBILE PROPOSES TO REMOVE (12) EXISTING LEAD ACID BATTERIES FROM EXISTING BATTERY CABINET. REMOVE (4) EXISTING LEAD ACI… |
| COM-2209364 | Remodel / interior alteration | Finaled | Iss. Sep 1, 2022 | $22,500 | EPC - DISH - Add (3) antennas, Add 6 radio Units, new concrete pad, new equipment cabinet, along with other associated t… |
| COM-2023438 | Remodel / interior alteration | Finaled | Iss. Feb 18, 2021 | $15,000 | EPC - Remove 100A main breaker and replace with 200A main breaker Remove Tesco panel and sub-panel and replace with PPC… |
| COM-2017454 | Remodel / interior alteration | Finaled | Iss. Feb 17, 2021 | $45,000 | EPC - Modification to an existing T-Mobile telecommunications facility. Remove (3) antennas and existing mounts. Relo… |