3271 Two Rivers Dr
Sacramento 95833 · Willowcreek · City of Sacramento · Coordinates: 38.61021, -121.53508
Executive Verdict · Public-Records Synthesis
Zoned R-1-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $549,000 ($483,000–$615,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1-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 (+$43,203 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Mar 19, 2026).
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)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: River Oaks/The Cove front-loaded lot house plans (0.42 mi NE, entitled). 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 (~$6,709/yr at $549,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$559/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:
- 9,118 sq ft (0.21 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03163
- Addresses on lot:
- 3271 TWO RIVERS DR
Zoning & Land Use
R-1-PUD — Single-Unit 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-1 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotPossible, with conditions
Zoned R-1, a single-family residential zone. FEMA Special Flood Hazard Area (Zone A99) covers all of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
- SB 9: split into two lotsPossible, with conditions
Zoned R-1, a single-family residential zone. The lot is 9,118 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original. FEMA Special Flood Hazard Area (Zone A99) covers all of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
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: $483,000 – $615,000 · 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
- River Oaks/The Cove front-loaded lot house plans (Entitled)0.42 mi NE
In "Entitled" for 8.5 yr (since May 24, 2018), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (63 housing units across 0 permits).
- Accessory dwelling unit at 2320 Orchard Ln (Finaled / completed)0.39 mi SE
High-impact scale (2 housing units, $1,500,000 declared valuation across 4 permits). current_status changed to "Finaled" in snapshot Nov 1, 2026.
- CORE Apts (Finaled / completed)0.48 mi NE
High-impact scale (15 housing units, $2,106,196 declared valuation across 55 permits).
- River Oaks Marketplace - McDonald (Finaled / completed)0.35 mi NE
High-impact scale ($954,906 declared valuation across 3 permits).
Entity-resolved builders & contractors in ½ mile: Connected Technology (1 on parcel, 10 in ½ mi · Remodel / interior alteration); Premier Pools Sacramento (1 on parcel, 6 in ½ mi · Pool / spa); South Placer Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Vivint Solar Developer (1 on parcel, 1 in ½ mi · Solar / battery storage); Beazer Homes (48 in ½ mi · New single-family home).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2605486 | HVAC / heat pump | Finaled | Iss. Mar 19, 2026 | $21,949 | No Duct Work Permitted. Change-out Split System to Split System (all-electric heat pump). The existing unit shall be rem… |
| RES-2504634 | Remodel / interior alteration | Finaled | Iss. Apr 7, 2025 | $1,010 | Install EV charger on exterior of home. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. AL… |
| RES-2313948 | Pool / spa | Finaled | Iss. Jul 7, 2023 | $85,341 | EOTC- EXPEDITED -In ground gunite swimming pool |
| RES-1707232 | Solar / battery storage | Finaled | Iss. May 5, 2017 | $15,400 | 7.0kw Solar PV System, Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314, Water conserving fix… |