2101 River Plaza Dr
Sacramento 95833 · Gateway Center · City of Sacramento · Coordinates: 38.60581, -121.51041
Executive Verdict · Public-Records Synthesis
Zoned C-2-PUD in City of Sacramento and mapped FEMA A99 flood due diligence; benchmark value $506,000 ($430,000–$582,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$58,080 contributory est.)
Public building records show issued construction/renovation work on this parcel (9 total permits, latest Jan 17, 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)
- ! Delayed or open permit activity on this parcel
Remodel / interior alteration (COM-2501680): Issued after 2 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Homewood Suites & Hotel (Natomas) - Hotel & Site (0.34 mi NW, in review). 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 (~$6,218/yr at $506,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$518/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:
- 168,142 sq ft (3.86 ac)
- Assessor use:
- Residential · Hotel
- Tax rate area:
- 03123
- Addresses on lot:
- 2101 RIVER PLAZA DR
Zoning & Land Use
C-2-PUD — General Commercial Zone (C)
2040 General Plan: Office Mixed Use (FAR up to 2)
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 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 – $582,000 · 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)
2 active or recent development projects and 101 total building permits recorded within ½ mile.
- New construction2 permits
Developments Deserving Closer Investigation & Active Area Builders
- Homewood Suites & Hotel (Natomas) - Hotel & Site (In review)0.34 mi NW
In "In review" for 23 mo (since Dec 23, 2024), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($28,000,000 declared valuation across 1 permit). current_status changed to "Verify" in snapshot Nov 1, 2026.
- Multi-Unit Housing at Venture Oaks (Fee estimate)0.45 mi NW
In "Fee estimate" for 4.6 yr (since Apr 26, 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 (410 housing units, $103,000,000 declared valuation across 4 permits).
- Baywood Hotel (Fee estimate)0.39 mi NW
In "Fee estimate" for 3.2 yr (since Aug 30, 2023), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($25,138,450 declared valuation across 1 permit).
- Remodel / interior alteration (COM-2501680) (Finaled)On this parcel
Issued after 2 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Entity-resolved builders & contractors in ½ mile: Bay City Boiler And Engineering (2 on parcel, 2 in ½ mi · Plumbing / water heater / sewer); Zaki Heating And Cooling (2 on parcel, 2 in ½ mi · General repair); Zero Impact Builders (1 on parcel, 1 in ½ mi · EV charger); Capital City Signs (1 on parcel, 1 in ½ mi · Sign); Firecode Safety Equipment (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler).
Permit & Project History on This Parcel (9 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2600997 | Plan revision / deferred submittal | Complete | App. Jan 17, 2026 | — | EPC - REVISION TO COM-2523013: Revisions made for nozzle counts to match on drawing and key |
| COM-2523013 | Fire alarm / sprinkler | Finaled | Iss. Nov 21, 2025 | $15,000 | EPC - Fire suppression installation SEE REVISION COM-2600997 REVISED NOZZLE LAYOUT AND COUNT |
| COM-2501680 | Remodel / interior alteration | Finaled | Iss. Mar 27, 2025 | $110,000 | EPC - ROOF AT PORTE COCHERE FROM SLOPE ROOF TO FLAT ROOF including fire sprinklers. STUCCO PATCH & REPAIR, New Siding … |
| SIG-2424149 | Sign | Finaled | Iss. Dec 30, 2024 | $29,000 | Installation of (2) qty. illuminated exterior wall signs. (1) qty. Non-illuminated wall sign and replace existing monum… |
| COM-2420264 |