2150 River Plaza Dr
Sacramento 95833 · Gateway Center · City of Sacramento · Coordinates: 38.60464, -121.51205
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 $466,000 ($396,000–$536,000).
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 (+$17,787 contributory est.)
Public building records show issued construction/renovation work on this parcel (16 total permits, latest Mar 18, 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Homewood Suites & Hotel (Natomas) - Hotel & Site (0.37 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 (~$5,762/yr at $466,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$480/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:
- 322,780 sq ft (7.41 ac)
- Assessor use:
- Office · Office (General) · Multiple Stories
- Tax rate area:
- 03123
- Addresses on lot:
- 2150 RIVER PLAZA DR; 2150 RIVER PLAZA DR STE 140 STE 140; 2150 RIVER PLAZA DR STE 200 STE 200
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: $396,000 – $536,000 · 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)
3 active or recent development projects (1 housing units across completed, permitted, and pipeline stages) and 133 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)0.37 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.
- Baywood Hotel (Fee estimate)0.41 mi N
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).
- Demolition at 0 Gateway Oaks Dr (Issued)0.28 mi NW
Active in "Issued" for 16 mo (first record Jul 23, 2025) with no new permit activity recorded in 14 mo. High-impact scale ($1,500,000 declared valuation across 7 permits).
- Rivers 202 (Issued)0.44 mi SW
Active in "Issued" for 3.5 yr (first record Jun 1, 2023) with no new permit activity recorded in 3.5 yr.
Entity-resolved builders & contractors in ½ mile: Icon General Contractors (3 on parcel, 35 in ½ mi · Commercial tenant improvement); Dekreek Construction (7 on parcel, 16 in ½ mi · Commercial tenant improvement); The Boldt (3 on parcel, 3 in ½ mi · Plan revision / deferred submittal); Jon K Takata (1 on parcel, 1 in ½ mi · General repair); Engineered Monitoring (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler).
Permit & Project History on This Parcel (16 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2505315 | Electrical / panel | Expired Permit | Iss. Mar 18, 2025 | $2,500 | Electrical Permit: SMUD will be removing power feed conductors to AT&T vrad cabinet and new conductors will be pulled i… |
| FPP-2423738 | Commercial tenant improvement | Finaled | Iss. Nov 8, 2024 | $62,513 | EXPEDITED - EPC - DEMOLITION OF EXISTING IMPROVEMENTS. CONSTRUCTION OF NEW TENANT IMPROVEMENTS. WORK TO INCLUDE NEW IN… |
| COM-2423688 | Commercial tenant improvement | Void | App. Oct 28, 2024 | $62,513 | EPC - DEMOLITION OF EXISTING IMPROVEMENTS. CONSTRUCTION OF NEW TENANT IMPROVEMENTS. WORK TO INCLUDE NEW INTERIOR PARTI… |
| FPP-2217866 | Commercial tenant improvement | Finaled | Iss. Sep 8, 2022 | $109,896 | EPC - EXPEDITED - FPP-2150 River Plaza Drive REMODEL Suite #140-demo of existing improvements, construction of new tenan… |