2200 River Plaza Dr
Sacramento 95833 · City of Sacramento · Coordinates: 38.60528, -121.51848
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 $505,000 ($429,000–$581,000).
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 (+$56,788 contributory est.)
Public building records show issued construction/renovation work on this parcel (26 total permits, latest Sep 17, 2025).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (A99, about 96% 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-1909254): Pending in review for 7.5 yr (66.6× 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)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Homewood Suites & Hotel (Natomas) - Hotel & Site (0.4 mi NE, 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 (~$6,207/yr at $505,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$517/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:
- 298,822 sq ft (6.86 ac)
- Assessor use:
- Office · Office (General) · Multiple Stories
- Tax rate area:
- 03096
- Addresses on lot:
- 2200 RIVER PLAZA DR
Zoning & Land Use
OB-PUD — Low-Rise Mixed-Use Zone (C)
2040 General Plan: Office Mixed Use (FAR up to 1)
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) (about 96% of the lot); Zone AE: 1% annual chance flood (Special Flood Hazard Area) (about 4% 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: $429,000 – $581,000 · 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)
17 active or recent development projects (15 housing units across completed, permitted, and pipeline stages) and 204 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)0.4 mi NE
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.
- Plan revision / deferred submittal (SUB-1909254) (Abandoned)On this parcel
Pending in review for 7.5 yr (66.6× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
- Plan revision / deferred submittal (SUB-1713042) (Abandoned)On this parcel
Pending in review for 9.3 yr (83.0× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
- Demolition at 0 Gateway Oaks Dr (Issued)0.19 mi NE
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).
Entity-resolved builders & contractors in ½ mile: Descor (4 on parcel, 9 in ½ mi · Commercial tenant improvement); Ameresco (6 on parcel, 6 in ½ mi · Solar / battery storage); North State Electrical Contractors (2 on parcel, 5 in ½ mi · Remodel / interior alteration); Rex Moore Group (3 on parcel, 3 in ½ mi · Remodel / interior alteration); Wfc Builders (2 on parcel, 2 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (26 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2519021 | General repair | Finaled | Iss. Sep 17, 2025 | $70,000 | Removal of tile fascade cladding on the first floor and replacement with cement plaster to match the finish of the secon… |
| COM-2510663 | Commercial tenant improvement | Finaled | Iss. Jul 1, 2025 | $35,700 | EPC - This is a minor remodel of an existing Cafeteria. Work includes minor demolition, framing, drywall, plumbing, elec… |
| RES-2117192 | Solar / battery storage | Void | App. Aug 6, 2021 | $135,000 | EPC. Shared plans for solar array B, carport and lighting located on 2200 River Park Drive. Construction type: IIB, Occu… |
| COM-2117197 | Solar / battery storage | Expired Application | App. Aug 6, 2021 | $135,000 | EPC. Shared plans for installation of a carport, lighting, and solar array D located on 2200 River Park Drive. Construct… |