2751 W River Dr
Sacramento 95833 · Willowcreek · City of Sacramento · Coordinates: 38.61355, -121.52839
Executive Verdict · Public-Records Synthesis
Zoned R-2A-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $489,000 ($430,000–$548,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-2A-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 9 documented municipal building permits on file
On-parcel permit history is indexed through Aug 19, 2022, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Active nearby investment (Accessory dwelling unit at 2320 Orchard Ln)
0.38 mi S in "Finaled / completed" stage — High-impact scale (2 housing units, $1,500,000 declared valuation across 4 permits). current_status changed to "Finaled" in snapshot Nov 1, 2026.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · HCD APR (½-mile radius)
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)
- ! Year 1 Prop 13 tax reset (~$6,025/yr at $489,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$502/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:
- 308,840 sq ft (7.09 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03167
- Addresses on lot:
- 2751 W RIVER DR; 2751 W RIVER DR # 1601 # 1601; 2751 W RIVER DR # 1701 # 1701
Zoning & Land Use
R-2A-PUD — Multi-Unit Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R-2A (multifamily residential): 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 R-2A (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-2A (multifamily residential), 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 – $548,000 · 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
Developments Deserving Closer Investigation & Active Area Builders
- Accessory dwelling unit at 2320 Orchard Ln (Finaled / completed)0.38 mi S
High-impact scale (2 housing units, $1,500,000 declared valuation across 4 permits). current_status changed to "Finaled" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Express Plumbing And Rooter (9 on parcel, 9 in ½ mi · Plumbing / water heater / sewer); Beazer Homes (608 in ½ mi · New single-family home); Anton Building (18 in ½ mi · New multifamily / condos / mixed-use); Connected Technology (12 in ½ mi · Remodel / interior alteration); Ev Electric Residential (9 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (9 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2217683 | Plumbing / water heater / sewer | Finaled | Iss. Aug 19, 2022 | $2,500 | Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required. |
| RES-2216751 | Plumbing / water heater / sewer | Finaled | Iss. Aug 9, 2022 | $1,340 | Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required. |
| RES-2120351 | Plumbing / water heater / sewer | Expired Permit | Iss. Sep 20, 2021 | $2,250 | Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required. |
| RES-2114183 | Plumbing / water heater / sewer | Finaled | Iss. Jun 30, 2021 | $2,215 | Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located outside building, within Existing Exterior Encl… |