2366 American River Dr
Sacramento 95825 · Sierra Oaks · City of Sacramento · Coordinates: 38.56839, -121.40678
Executive Verdict · Public-Records Synthesis
Zoned R-3-PUD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $794,000 ($699,000–$889,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-3-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$281,693 contributory est.)
Public building records show issued construction/renovation work on this parcel (130 total permits, latest Sep 18, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in Sierra Oaks
50 substantial renovation & housing permits over 24 months (72.0 per 1,000 parcels vs. 30.4 citywide baseline) (#83 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Sierra Oaks)
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
Remodel / interior alteration (COM-2612517): Issued after 3 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: 5-Story Apartment (0.4 mi NW, 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 (~$9,502/yr at $794,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$792/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:
- 746,183 sq ft (17.13 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03161
- Addresses on lot:
- 2228 UNIVERSITY AVE; 2334 AMERICAN RIVER DR; 2334 AMERICAN RIVER DR # A # A
Zoning & Land Use
R-3-PUD — Multi-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-3 (multifamily residential): 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 R-3 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-3 (multifamily residential), 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 06067C0183H, effective August 16, 2012
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $699,000 – $889,000 · Status: Off market
HUD Small Area FMR (ZIP 95825) · FY 2026
Studio $1,750 · 1BR $1,840 · 2BR $2,260 · 3BR $3,010 · 4BR $3,470
Developments Deserving Closer Investigation & Active Area Builders
- 5-Story Apartment (Fee estimate)0.4 mi NW
In "Fee estimate" for 4.1 yr (since Oct 3, 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 (115 housing units, $9,732,800 declared valuation across 4 permits).
- Remodel / interior alteration (COM-2612517) (Issued)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).
- HVAC / heat pump (COM-2503124) (Finaled)On this parcel
Issued after 3 mo — slower than 90% of hvac / heat pump permits in City of Sacramento (median 0d, 90th pct 2d, n=19,324).
- Fire alarm / sprinkler (COM-2424743) (Expired Permit)On this parcel
Issued after 3 mo (6.9× the 14d median) — slower than 90% of fire alarm / sprinkler permits in City of Sacramento (median 14d, 90th pct 71d, n=2,312).
Entity-resolved builders & contractors in ½ mile: River City Restoration (35 on parcel, 42 in ½ mi · Remodel / interior alteration); Advanced Roof Design (11 on parcel, 11 in ½ mi · Repair tied to a housing/code case); Madsen Roofing And Waterproofing (9 on parcel, 9 in ½ mi · Roof replacement); Assurance Roofing Construction (7 on parcel, 7 in ½ mi · Roof replacement); Carbajal Mechanical (6 on parcel, 6 in ½ mi · Plumbing / water heater / sewer).
Permit & Project History on This Parcel (130 permits, 1 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2612517 | Remodel / interior alteration | Issued | Iss. Sep 18, 2026 | $350,000 | MULTI-FAMILY HOUSING - EPC - 1. DEMO DECKS AND GUARDRAILS ON ALL 3 FLOORS AND REPLACE THEM WITH JULIET RAILING OVER SLID… |
| COM-2606791 | Commercial tenant improvement | Finaled | Iss. May 11, 2026 | $12,000 | EPC - Replace electrical sub panel, washer/dryer installation, 4 led light fixtures, remove gas fireplace insert |
| COM-2518880 | Electrical / panel | Finaled | Iss. Sep 10, 2025 | $1,800 | Gas Permit: Install 3 seismic gas shut-off valve. Right after the gas meter. Carbon monoxide & Smoke alarms required.… |
| COM-2518876 |