2510 American River Dr
Sacramento 95864 · Sierra Oaks · City of Sacramento · Coordinates: 38.56864, -121.40357
Executive Verdict · Public-Records Synthesis
Zoned R-2A-R in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $725,000 ($638,000–$812,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-2A-R allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$19,931 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Jan 4, 2021).
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)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: Sacramento Country Day School - New Arts Building (0.15 mi E, in review). 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 (~$8,715/yr at $725,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$726/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:
- 2,614 sq ft (0.06 ac)
- Assessor use:
- Residential · Single Family · Planned Unit Development
- Tax rate area:
- 03161
- Addresses on lot:
- 2510 AMERICAN RIVER DR
Zoning & Land Use
R-2A-R — 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-2A (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-2A (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-2A (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 06067C0184H, 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: $638,000 – $812,000 · Status: Off market
HUD Small Area FMR (ZIP 95864) · FY 2026
Studio $1,840 · 1BR $1,930 · 2BR $2,370 · 3BR $3,150 · 4BR $3,640
Developments Deserving Closer Investigation & Active Area Builders
- Sacramento Country Day School - New Arts Building (In review)0.15 mi E
In "In review" for 11 mo (since Dec 9, 2025), exceeding the 241d median and 334d 75th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($4,455,877 declared valuation across 2 permits).
- MAIN Permit - Redwoods at Rio Condominiums Bldg 1 (6 Units) + Site Work (Issued)0.24 mi NW
High-impact scale (9 housing units, $2,835,000 declared valuation across 6 permits).
- New home at 10 Latham Ln (Finaled / completed)0.26 mi E
High-impact scale (1 housing unit, $1,012,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Yancey (2 on parcel, 4 in ½ mi · Remodel / interior alteration); Sierra Pacific Home And Comfort (2 on parcel, 2 in ½ mi · Roof replacement); Gi Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Gp Development (31 in ½ mi · Commercial tenant improvement); River City Restoration (24 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2100054 | Plumbing / water heater / sewer | Finaled | Iss. Jan 4, 2021 | $65,000 | Kitchen Upgrade to include: All interior and nonstructural. Remove and replace cabs/sink/faucet/appliances. Install up t… |
| RES-2020657 | Remodel / interior alteration | Finaled | Iss. Nov 6, 2020 | $47,681 | Non-structural bath remodels to include cabinet / countertop replacement, C/O plumbing / electrical fixtures, and finish… |
| RES-2006699 | Roof replacement | Finaled | Iss. Apr 22, 2020 | $16,900 | E-Permit: Tear Off - Yes, Resheet - Yes, 1 layer(s), 28 squares of 50yr Laminated Dimensional Composition. In-progress i… |
| RES-2000799 | Windows / doors / siding | Finaled | Iss. Jan 16, 2020 | $10,776 | Change out (10) retrofit windows like for like in size and location. Carbon monoxide & Smoke alarms required. Reference … |