2500 American River Dr
Sacramento 95864 · Sierra Oaks · City of Sacramento · Coordinates: 38.56884, -121.40446
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 $706,000 ($621,000–$791,000).
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
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Oct 22, 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)
- ✓ 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)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: 5-Story Apartment (0.48 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 (~$8,498/yr at $706,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$708/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:
- 2500 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: $621,000 – $791,000 · 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
- 5-Story Apartment (Fee estimate)0.48 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).
- Sacramento Country Day School - New Arts Building (In review)0.2 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)0.19 mi NW
High-impact scale (9 housing units, $2,835,000 declared valuation across 6 permits).
- New home at 10 Latham Ln (Finaled / completed)0.3 mi E
High-impact scale (1 housing unit, $1,012,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Bell Brothers Heating And Air (2 on parcel, 4 in ½ mi · Plumbing / water heater / sewer); Tokay Heating And Air (1 on parcel, 1 in ½ mi · Roof replacement); Quality Electric (1 on parcel, 1 in ½ mi · Electrical / panel); 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 (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2623724 | Roof replacement | Issued | Iss. Oct 22, 2026 | $16,958 | Change-out Roof Mount (all-electric heat pump) to Roof Mount (all-electric heat pump). The existing unit shall be remove… |
| RES-2403041 | Electrical / panel | Finaled | Iss. Feb 10, 2024 | $2,461 | E-Permit: existing panel 200 Amps - Underground service, new main panel 200 Amps, New Install weather head/masthead work… |
| RES-1711764 | Plumbing / water heater / sewer | Finaled | Iss. Jul 5, 2017 | $3,150 | E-Permit: Shower Valve Replacement. |
| RES-1711075 | Plumbing / water heater / sewer | Finaled | Iss. Jun 26, 2017 | $2,390 | Change-out installation of Electric - 040 gallon to Electric - 040 gallon, located inside building, screening not requir… |