1420 River Park Dr
Sacramento 95815 · Point West · City of Sacramento · Coordinates: 38.59760, -121.43929
Executive Verdict · Public-Records Synthesis
Zoned OB-R-PUD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $398,000 ($350,000–$446,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone OB-R-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$8,931 contributory est.)
Public building records show issued construction/renovation work on this parcel (9 total permits, latest Oct 20, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: reduced flood risk due to levee)
all of the lot of the parcel intersects Zone X: reduced flood risk due to levee. Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! Delayed or open permit activity on this parcel
Commercial tenant improvement (COM-2603178): Pending in review for 9 mo (4.3× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: The Palms 25 Unit Building (0.18 mi E, 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 (~$4,987/yr at $398,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$416/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:
- 38,856 sq ft (0.89 ac)
- Assessor use:
- Office · Office (General) · Two Story
- Tax rate area:
- 03073
- Addresses on lot:
- 1420 RIVER PARK DR; 1420 RIVER PARK DR STE 100 STE 100; 1420 RIVER PARK DR STE 110 STE 110
Zoning & Land Use
OB-R-PUD — Low-Rise Mixed-Use Zone (C)
2040 General Plan: Residential Mixed Use (FAR up to 4)
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 X: reduced flood risk due to levee (all of the lot) · FIRM panel 06067C0177J, 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: $350,000 – $446,000 · Status: Off market
HUD Small Area FMR (ZIP 95815) · FY 2026
Studio $1,440 · 1BR $1,510 · 2BR $1,860 · 3BR $2,480 · 4BR $2,850
Nearby Activity (½ mile radius, since November 2024)
1 active or recent development project and 98 total building permits recorded within ½ mile.
- New construction3 permits
- Additions & renovations42 permits
- Building systems32 permits
- Repairs1 permit
- Other20 permits
Developments Deserving Closer Investigation & Active Area Builders
- The Palms 25 Unit Building (Entitled)0.18 mi E
In "Entitled" for 4.6 yr (since Apr 25, 2022), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (25 housing units, $7,125,000 declared valuation across 15 permits).
- Commercial tenant improvement (COM-2603178) (Plan Check Wait)On this parcel
Pending in review for 9 mo (4.3× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
- Remodel / interior alteration (COM-2119640) (Finaled)On this parcel
Issued after 3 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
- UCDH Modular Building (Finaled / completed)0.24 mi NE
High-impact scale ($1,000,000 declared valuation across 8 permits).
Entity-resolved builders & contractors in ½ mile: Capitol Neon (2 on parcel, 2 in ½ mi · Sign); Legendary Electric (1 on parcel, 1 in ½ mi · Solar / battery storage); Jaguar Heating And Air (1 on parcel, 1 in ½ mi · Roof replacement); Affordable Heating And Air (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Forward Signs And Products (1 on parcel, 1 in ½ mi · Sign).
Permit & Project History on This Parcel (9 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2623414 | Solar / battery storage | Plan Check Target | App. Oct 20, 2026 | $120,387 | EPC - 49.56kw Solar PV System, and 0gal Solar WH System (water heater installed null). 84 Modules, New 200A Eaton Meter… |
| COM-2603178 | Commercial tenant improvement | Plan Check Wait | App. Feb 18, 2026 | $20,000 | EPC - Change of occupancy from Office/Business (B) to Educational (E) for a child care facility (Little Seeds) of 3761 s… |
| SIG-2600539 | Sign | Finaled | Iss. Feb 5, 2026 | $1,900 | Remove Existing Signage and Install Channel Letters to say "Pro Health" |
| COM-2510670 | Roof replacement | Expired Permit | Iss. May 27, 2025 | $54,080 | HVAC Permit: Change out 2 5 ton package units on the roof, heat pump, like for like. The existing unit shall be remov… |
| SIG-2500579 | Sign | Expired Permit | Iss. Jan 23, 2025 | $1,900 | Remove Existing Signage and Install Channel Letters to say "Pro Health" |
| COM-2119640 | Remodel / interior alteration | Finaled | Iss. Dec 9, 2021 | $20,298 | EOTC EXPEDITED - EPC - Mechanical: Remove 2 existing package heat pumps Install 2 new package heat pump units, 1 3ton… |
| COM-1718413 | Plumbing / water heater / sewer | Finaled | Iss. Oct 5, 2017 | $4,900 | REPLACE SEWER LINE FROM SIDEWALK (PROPERTY LINE) TO CLEAN-OUT @BUILDING ~ 50 FT WITH NEW TRENCHLESS LINE. WORK TO BE AT … |
| COM-1703779 | Electrical / panel | Finaled | Iss. Mar 14, 2017 | $800 | Electrical Circuit: Installation of 1 - Dedicated electrical Circuit to operate illuminated sign. |
| SIG-1701780 | Sign | Expired Permit | Iss. Mar 2, 2017 | $6,500 | Install 1 LED illuminated wall sign "Nivano Health" |