2600 River Plaza Dr
Sacramento 95833 · Willowcreek · City of Sacramento · Coordinates: 38.60635, -121.52330
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 $489,000 ($430,000–$548,000).
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
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Apr 28, 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, about 98% 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: Demolition at 0 Gateway Oaks Dr (0.39 mi E, issued). 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 (~$6,025/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:
- 217,800 sq ft (5.00 ac)
- Assessor use:
- Office · Office (General) · Multiple Stories
- Tax rate area:
- 03096
- Addresses on lot:
- 2600 RIVER PLAZA DR; 2600 RIVER PLAZA DR STE 100 STE 100; 2600 RIVER PLAZA DR STE 110 STE 110
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) (about 98% of the lot); Zone AE: 1% annual chance flood (Special Flood Hazard Area) (about 2% 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
- Demolition at 0 Gateway Oaks Dr (Issued)0.39 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)0.3 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)0.26 mi S
Active in "Issued" for 13 mo (first record Oct 3, 2025) with no new permit activity recorded in 13 mo.
- New home (Issued)0.27 mi S
Active in "Issued" for 2 yr (first record Nov 21, 2024) with no new permit activity recorded in 2 yr.
Entity-resolved builders & contractors in ½ mile: J Sutter Builders (2 on parcel, 3 in ½ mi · Commercial tenant improvement); Ti Builders (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Adair General Construction (8 in ½ mi · Commercial tenant improvement); Descor (7 in ½ mi · Commercial tenant improvement); Connected Technology (6 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| FPP-2604529 | Commercial tenant improvement | Issued | Iss. Apr 28, 2026 | $60,000 | EPC - EXPEDITED - VANILLA SHELL INTERIOR IMPROVEMENTS IN EXISTING DEMISED VACANT SUITE. INSTALL CEILING, NEW VAV UNITS … |
| FPP-2604526 | Commercial tenant improvement | Finaled | Iss. Apr 27, 2026 | $50,000 | EPC - EXPEDITED - VANILLA SHELL INTERIOR IMPROVEMENTS IN EXISTING DEMISED VACANT SUITE. INSTALL CEILING, NEW VAV UNITS … |
| COM-2117773 | Commercial tenant improvement | Finaled | Iss. Aug 23, 2021 | $45,334 | EXPEDITED - EPC - Modify existing partitions to turn a conference room and open office space into FOUR new offices. Relo… |