2227 River Plaza Dr Unit A
Sacramento 95833 · City of Sacramento · Coordinates: 38.60724, -121.51611
Executive Verdict · Public-Records Synthesis
Zoned R-1A-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $448,000 ($381,000–$515,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 8 documented municipal building permits on file
On-parcel permit history is indexed through Oct 9, 2026, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
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
Demolition at 0 Gateway Oaks Dr: 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).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Homewood Suites & Hotel (Natomas) - Hotel & Site (0.21 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 (~$5,557/yr at $448,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$463/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:
- 162,914 sq ft (3.74 ac)
- Assessor use:
- Residential · Common Area
- Tax rate area:
- 03123
- Addresses on lot:
- 2234 GATEWAY OAKS DR OFC
Zoning & Land Use
R-1A-PUD — Single-Unit or Duplex Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 1)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R-1A (two-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotCan't tell
Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling Zone.
- SB 9: split into two lotsCan't tell
Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling 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: $381,000 – $515,000 · 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)
5 active or recent development projects (2 housing units across completed, permitted, and pipeline stages) and 186 total building permits recorded within ½ mile.
- New construction4 permits
Developments Deserving Closer Investigation & Active Area Builders
- Homewood Suites & Hotel (Natomas) - Hotel & Site (In review)0.21 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.
- Demolition at 0 Gateway Oaks Dr (Issued)On this parcel
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).
- Multi-Unit Housing at Venture Oaks (Fee estimate)0.34 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).
- El Camino Apartments - ESTIMATE (Fee estimate)0.49 mi N
In "Fee estimate" for 6 yr (since Oct 30, 2020), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (125 housing units, $18,022,513 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Icon General Contractors (24 in ½ mi · Commercial tenant improvement); Dekreek Construction (16 in ½ mi · Commercial tenant improvement); J Sutter Builders (14 in ½ mi · Commercial tenant improvement); Adair General Construction (10 in ½ mi · Commercial tenant improvement); Gp Development (9 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (8 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2622634 | New commercial / non-residential building | Plan Check Target | App. Oct 9, 2026 | $990,000 | New construction of leasing office 1,384sqft and site work to include but not limited to Former lake bed conversion with… |
| COM-2616291 | Plan revision / deferred submittal | Complete | App. Jul 29, 2026 | — | EXPEDITED - REVISION to COM-2608831. Change footing design. See the APP file. |
| COM-2608831 | Plumbing / water heater / sewer | Issued | Iss. Jun 22, 2026 | $318,405 | Scope of work includes site improvements and outdoor amenities. Concrete slabs & walks, steel shade structures, footings… |
| COM-2606948 | Plan revision / deferred submittal | Complete |