2542 River Plaza Dr
Sacramento 95833 · City of Sacramento · Coordinates: 38.60608, -121.52197
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 $471,000 ($400,000–$542,000).
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
- ✓ 5 documented municipal building permits on file
On-parcel permit history is indexed through Apr 27, 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)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Baywood Hotel (0.48 mi NE, fee estimate). 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 (~$5,819/yr at $471,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$485/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:
- 11,300 sq ft (0.26 ac)
- Assessor use:
- Office · Office (General) · Planned Unit Development
- Tax rate area:
- 03096
- Addresses on lot:
- 2542 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) (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: $400,000 – $542,000 · 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)
8 active or recent development projects (7 housing units across completed, permitted, and pipeline stages) and 218 total building permits recorded within ½ mile.
- New construction1 permit
Developments Deserving Closer Investigation & Active Area Builders
- Baywood Hotel (Fee estimate)0.48 mi NE
In "Fee estimate" for 3.2 yr (since Aug 30, 2023), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($25,138,450 declared valuation across 1 permit).
- Demolition at 0 Gateway Oaks Dr (Issued)0.33 mi E
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).
- Accessory dwelling unit at 2320 Orchard Ln (Finaled / completed)0.38 mi W
High-impact scale (2 housing units, $1,500,000 declared valuation across 4 permits). current_status changed to "Finaled" in snapshot Nov 1, 2026.
- New home (Issued)0.24 mi S
Active in "Issued" for 13 mo (first record Oct 3, 2025) with no new permit activity recorded in 13 mo.
Entity-resolved builders & contractors in ½ mile: Sequoia Pacific Builders (3 on parcel, 3 in ½ mi · Commercial tenant improvement); Mesa Energy (1 on parcel, 1 in ½ mi · HVAC / heat pump); Adair General Construction (10 in ½ mi · Commercial tenant improvement); Descor (7 in ½ mi · Commercial tenant improvement); Icon General Contractors (7 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2607615 | Commercial tenant improvement | Finaled | Iss. Apr 27, 2026 | $10,800 | EOTC - EXPEDITED - Existing Law Office remodel Existing conference room & Copy room to be split into two offices w/non … |
| COM-2600930 | HVAC / heat pump | Issued | Iss. Feb 4, 2026 | $18,949 | EPC - INSTALL (N) MINI-SPLIT HEAT PUMP SYSTEM FOR (E) SERVER ROOM. |
| COM-1706854 | Plan revision / deferred submittal | Complete | App. Apr 28, 2017 | — | EXPEDITED - Revision to Com-1619608 revised fire alarm from approved. |
| COM-1704869 | Commercial tenant improvement | Complete | App. Mar 30, 2017 | — | REVISION -Misc. floor plan, elec, plumbing, mech revisions per narrative + conditioning stair enclosure for COM-1619608 … |
| COM-1619608 |