3533 W River Dr
Sacramento 95833 · Willowcreek · City of Sacramento · Coordinates: 38.60661, -121.54043
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 $617,000 ($543,000–$691,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A-PUD allows residential use qualifying for ministerial ADU review under state law (1 ADU permit permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$138,040 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Jul 11, 2024).
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)
- ! Year 1 Prop 13 tax reset (~$7,484/yr at $617,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$624/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:
- 4,635 sq ft (0.11 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03163
- Addresses on lot:
- 3531 W RIVER DR; 3533 W RIVER DR
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 06067C0160J, 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: $543,000 – $691,000 · 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
Entity-resolved builders & contractors in ½ mile: Anchored Tiny Homes (3 on parcel, 4 in ½ mi · Accessory dwelling unit (new or conversion)); Bonney Plumbing (1 on parcel, 3 in ½ mi · Remodel / interior alteration); Sunrun Installation Services (1 on parcel, 2 in ½ mi · Remodel / interior alteration); Connected Technology (10 in ½ mi · Remodel / interior alteration); Premier Pools Sacramento (7 in ½ mi · Pool / spa).
Permit & Project History on This Parcel (5 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2415144 | HVAC / heat pump | Expired Permit | Iss. Jul 11, 2024 | $15,100 | No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall … |
| RES-2324185 | Electrical / panel | Expired Permit | Iss. Nov 13, 2023 | $2,500 | Electrical Permit: Main service panel change out, like for like location. 200-400 amps. Carbon monoxide & Smoke alarms… |
| RES-2215461 | Plan revision / deferred submittal | Complete | App. Jul 21, 2022 | — | EPC - REVISION TO RES-2207373: Move Location of ADU and Add 1hr Firewall |
| RES-2207373 | Accessory dwelling unit (new or conversion) | Finaled |