2151 River Plaza Dr
Sacramento 95833 · Gateway Center · City of Sacramento · Coordinates: 38.60570, -121.51217
Executive Verdict · Public-Records Synthesis
Zoned OB-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $471,000 ($400,000–$542,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone OB-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$22,686 contributory est.)
Public building records show issued construction/renovation work on this parcel (9 total permits, latest May 27, 2025).
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
Plan revision / deferred submittal (SUB-2001846): Pending in review for 6.8 yr (60.3× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: Homewood Suites & Hotel (Natomas) - Hotel & Site (0.3 mi N, 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 (~$5,819/yr at $471,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$485/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:
- 166,835 sq ft (3.83 ac)
- Assessor use:
- Office · Office (General) · Multiple Stories
- Tax rate area:
- 03123
- Addresses on lot:
- 2151 RIVER PLAZA DR
Zoning & Land Use
OB-PUD — Low-Rise Mixed-Use Zone (C)
2040 General Plan: Office Mixed Use (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned OB (mixed use): 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 OB (mixed use), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned OB (mixed use), 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: $400,000 – $542,000 · 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 126 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)0.3 mi N
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)0.43 mi N
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)0.34 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).
- Plan revision / deferred submittal (SUB-2001846) (Abandoned)On this parcel
Pending in review for 6.8 yr (60.3× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Entity-resolved builders & contractors in ½ mile: Icon General Contractors (1 on parcel, 37 in ½ mi · Commercial tenant improvement); Dekreek Construction (2 on parcel, 17 in ½ mi · Commercial tenant improvement); Siemens Industry (3 on parcel, 3 in ½ mi · Fire alarm / sprinkler); Simplexgrinnell (1 on parcel, 2 in ½ mi · Commercial tenant improvement); Descor (19 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (9 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| FPP-2509901 | Commercial tenant improvement | Finaled | Iss. May 27, 2025 | $123,527 | EPC - EXPEDITED - DEMOLITION OF EXISTING IMPROVEMENTS, CONSTRUCTION OF NEW TENANT IMPROVEMENTS. WORK TO INCLUDE NEW INT… |
| FPP-2001862 | Commercial tenant improvement | Finaled | Iss. Feb 26, 2020 | $239,540 | EXPEDITED - EPC - Suite 300, Remodel of Commercial Building - Demolition of existing improvements, construction of new i… |
| SUB-2001846 | Plan revision / deferred submittal | Abandoned | App. Feb 4, 2020 | $239,540 | Suite 300, Remodel of Commercial Building - Demolition of existing improvements, construction of new interior partitions… |
| COM-1910754 | Fire alarm / sprinkler | Expired Application | App. Jun 12, 2019 | $15,664 | EPC Submittal - Horn/ Strobe Accessibility Upgrade to Fire Alarm appliances in the building core to meet Accessibility r… |