8685 River Rd

$2,395,000
Price
4
Beds
2,100 Sq. Ft.
$1,140 / Sq. Ft.
2,100
Sq. Ft.
$1,140
per Sq. Ft.

Description

Nestled on 33 acres along the Sacramento River, Beach Lake Stables offers a blend of equestrian facilities, natural beauty, and modern income potential. Just minutes from downtown Sacramento, this property provides the ideal setting for horses, outdoor enthusiasts, and wildlife lovers. Bordering one of the largest bird sanctuaries, this property offers unparalleled privacy and views of migratory birds, deer, otters, and more. Originally established as a horse-boarding facility, Beach Lake Stables...Nestled on 33 acres along the Sacramento River, Beach Lake Stables offers a blend of equestrian facilities, natural beauty, and modern income potential. Just minutes from downtown Sacramento, this property provides the ideal setting for horses, outdoor enthusiasts, and wildlife lovers. Bordering one of the largest bird sanctuaries, this property offers unparalleled privacy and views of migratory birds, deer, otters, and more. Originally established as a horse-boarding facility, Beach Lake Stables has evolved into a multifaceted retreat with upgraded buildings, multiple residential units, and a fully operational equestrian facility. The property boasts multiple arenas and currently boards 25+ horses, with space for up to 46. The main house (3-4 bedrooms) and guest accommodations (log cabin, studios, motorhomes) offer versatility for employees and guests. Outdoor amenities include a pool, gardens, and spaces for relaxation. In addition to equestrian pursuits, the property offers prime access to hunting, fishing, and boating, with direct lake access for waterfowl hunting and a nearby marina for boating. With limitless opportunity as a horse training center, family compound, or potential retreat, Beach Lake Stables presents an extraordinary opportunity for both lifestyle & business.
  1. Listed by Evan Koris • DRE #02002059 • Midtown Realty Services, Inc.
    P: (916)-509-0507 evan.koris@gmail.com

Property Details for 8685 River Road

Parking Features
Attached, Boat Storage, RV Storage, Garage, Uncovered, Guest Parking Avail
Frontage Type
River
Zoning
ZOO
View Description
Pasture, River, Lake, Woods
LISTING UPDATED: 11/11/2025 08:48 AM

Property Details for 8685 River Road

StatusActive
MLS #225137063
Days on Compass61
Taxes-
HOA Fees-
Condo/Co-op Fees-
Compass TypeMulti Family
MLS TypeResidential Income / Other
Year Built1966
Lot Size33.26 AC / 1,448,805 SF
CountySacramento County

Location

Listing Courtesy of Midtown Realty Services, Inc., Evan Koris, DRE #02002059
Add your commute

Building Information for 8685 River Road

Stories2Residences4Year Built1966Building Size-Lot Size33.26 AC / 1,448,805 SF

Payment Calculator

$12,996 per month

30 year fixed, 6.28% Interest

Principal and Interest

$11,835

Property Taxes

$1,161

HOA Dues

$0

The Payment Calculator is for illustrative purposes only.

Property Information for 8685 River Road

Summary
Location and General Information
  • Area/District: 10832
  • Area Short Display: 10832
  • Cross Street: Consumes River Rd
  • City: Sacramento
  • County: Sacramento
  • State: CA
  • Zip Code: 95832
  • Zip Plus 4: 9711
  • Topography: Trees Many,Trees Many
  • Directions to Property: GPS
Taxes and HOA Information
  • APN: 119-0020-028-0000
  • License Fee: $.00
  • City Transfer Tax Rate: .00%
  • County Transfer Tax Rate: .00%
  • Association: false
  • Association Fee: $.00
School Information
  • School District (County): Sacramento
  • Elementary School District: Sacramento Unified
  • Middle or Junior School District: Sacramento Unified
  • Senior High School District: Sacramento Unified
Parking
  • Covered Spaces: 0
  • Independent Parking Spaces: 0
  • Carport Spaces: 0
  • Garage Spaces: 2
  • Total Parking Spaces: 20
  • Tandem Parking Spaces: 0
  • Open Parking Spaces: 0
  • Parking Fee $: 0.0
Virtual Tour
Property
Lot Information
  • Square Footage: 0.0
  • Year Built Source: Assessor Auto-Fill
  • Minimum Bldg SqFt: 0.0
  • # of Lots: 0
  • Lot Size Acres: 33.26
  • Lot Size Source: Assessor Agent-Fill
  • Lot Size Square Feet: 1448806.0
  • Lot Features: Private, Shape Irregular
Property and Assessments
  • Property Condition: Updated/Remodeled, Varies by Unit
  • Home Warranty: false
  • Irrigation: Other
  • Year Built: 1966
  • Picture Count: 90
  • Photos Provided By: 3rd Party Photographer
  • Elevation: 0
  • Units Furnished: All Units
  • Property Disclaimer: All data, photos, visualizations, and information regarding a property, including the property’s compliance with state and local legal requirements and all measurements and calculations of area, have been obtained from various sources, and may include such material that has been generated by use of artificial intelligence. Such information and material have not been and will not be verified for accuracy by the listing broker or the multiple listing service, and are not guaranteed as complete, accurate or reliable. Such information and material should be independently reviewed and verified for accuracy. This information and material are intended for the personal use of consumers and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing.
  • Census Tract: 99.0
Green Features
  • Green Verification Year: 0
Utilities
  • Sewer: Septic Connected
  • Utilities: Electric
  • Water Source: Well
Interior and Exterior Features
Exterior Features
  • # of Floors: 2
  • # of Guest Space(s): 0
  • # Of Buildings: 6
  • Construction Materials: Metal, Metal Siding, Concrete, Stucco, Frame, Wood Siding
  • Foundation: Raised
  • Stories: 2
  • Patio And Porch Features: Balcony/Deck, Uncovered Patio, Varies by Unit
  • Exterior Features: Built-In Barbeque, Fenced Yard
  • Horse Property: false
  • Pool: false
  • Roof: Composition, Metal
  • Senior Community: false
Interior Features
  • Heating: Central, Varies by Unit
  • Appliances: Built-In Electric Oven, Free Standing Refrigerator, Ice Maker, Dishwasher, Microwave, Disposal, Electric Cook Top
  • Laundry Features: Varies by Unit
  • Spa: false
  • # of Fireplaces: 0
  • Cooling: Central, Wall Unit(s), Whole House Fan, Varies by Unit, Other
  • Electric: 220 Volts
  • Flooring: Tile, Laminate
  • Entry Level: 0
  • Possible Bedrooms: 0.0
  • Bedrooms: 0
  • Bathrooms: 0.0
  • Full Bathrooms: 0
  • Half Bathrooms: 0
  • # of Rooms: 0
Room Information
1 Bedroom Unit
  • # of 1 Bedroom Units: 0
  • 1 Bedroom Annual Occupancy: .00%
  • # of 1 Bedrooms Occupied: 0
2 Bedroom Unit
  • # of 2 Bedroom Units: 0
  • 2 Bedroom Annual Occupancy: .00%
  • # of 2 Bedrooms Occupied: 0
3 Bedroom Unit
  • # of 3 Bedroom Units: 0
  • 3 Bedroom Annual Occupancy: .00%
  • # of 3 Bedrooms Occupied: 0
4 Bedroom Unit
  • # of 4 Bedroom Units: 1
  • 4 Bedroom Annual Occupancy: .00%
  • # of 4 Bedrooms Occupied: 0
Multi Family
Multi-Family Information
  • # Commercial Units: 0
  • Total # Owner Occupied: 0
  • # Studios Occupied: 0
  • # of Studio Units: 3
  • # of Units: 4
  • # Of Units Total: 4
  • Other Unit(s): Office(s)
  • Num of Units: 4
Multi-Family Additional Information
  • 2nd Unit Approx SqFt: 0.0
  • 2nd Unit Rents for: $.00
  • 2nd Unit Bedrooms: 0.0
Unit 1
  • Unit 1 Bedrooms: 4
  • Unit 1 Full Baths: 2
  • Unit 1 Partial Baths: 0
  • Unit 1 Rent: $.00
  • Unit 1 Approx SqFt: 2100.0
  • Unit 1 SqFt Source: Tax Record
  • Unit 1 # of Rooms: 0
Unit 2
  • Unit 2 Bedrooms: 0
  • Unit 2 Description: Apartment in warehouse
  • Unit 2 Full Baths: 1
  • Unit 2 Partial Baths: 0
  • Unit 2 Rent: $.00
  • Unit 2 Approx SqFt: 0.0
  • Unit 2 # of Rooms: 0
Unit 3
  • Unit 3 Bedrooms: 0
  • Unit 3 Description: Tiny home
  • Unit 3 Full Baths: 1
  • Unit 3 Partial Baths: 0
  • Unit 3 Rent: $.00
  • Unit 3 Approx SqFt: 0.0
  • Unit 3 # of Rooms: 0
Unit 4
  • Unit 4 Bedrooms: 0
  • Unit 4 Full Baths: 0
  • Unit 4 Partial Baths: 0
  • Unit 4 Rent: $.00
  • Unit 4 Approx SqFt: 0.0
  • Unit 4 # of Rooms: 0
Mobile/Manufactured Home
  • Width: 0.0
  • Length: 0.0
  • Berth Size Length: 0.0
  • Berth Size Width: 0.0
Income & Expenses
  • Income Includes: Other
Rental
Rent Information
  • Land Lease: false
  • Studio Annual Occupancy: .00%

Property History for 8685 River Road

DateEvent & SourcePriceAppreciation
Nov 11, 2025

Price Change

METROLIST #225137063

$2,395,000
Oct 24, 2025

Listed (Active)

METROLIST #225137063

$2,500,000
Sep 17, 2025

Withdrawn

METROLIST #225062972

$2,500,000
Jul 30, 2025

Listed (Active)

METROLIST #225062972

$2,500,000
DateEvent & SourcePrice
11/11/2025

Price Change

METROLIST #225137063

$2,395,000
10/24/2025

Listed (Active)

METROLIST #225137063

$2,500,000
09/17/2025

Withdrawn

METROLIST #225062972

$2,500,000
07/30/2025

Listed (Active)

METROLIST #225062972

$2,500,000

For completeness, Compass often displays two records for one sale: the MLS record and the public record.

Public Records for 8685 River Road

Taxable ValueLand$67,299Additions$1,140,669Total$1,207,968
Tax Record2025$13,934 ($1,161 / month)
Home Facts
Beds4Baths2.5Total Finished SqFt2,100 SqFtAbove Grade Finished SqFt2,100 SqFtStories2Lot Size152,460 SqFtStyleMiscellaneous ResidentialYear Built1966ZoningAG-20 DWCountySACRAMENTOAPN119-0020-028-0000Fireplace TypeHas Fireplace

Schools near 8685 River Road

This home is within Sacramento City Unified School District.
Rating
School
Type
Grades
Distance
Public - K to 8
Public - 9 to 12
Charter - K to 8
Charter - K to 6
Rating
School
Distance
John H. Still School
PublicK to 8

Luther Burbank High School
Public9 to 12

Capitol Collegiate Academy
CharterK to 8

School ratings and boundaries are provided by GreatSchools.org and Pitney Bowes. This information should only be used as a reference. Proximity or boundaries shown here are not a guarantee of enrollment. Please reach out to schools directly to verify all information and enrollment eligibility.

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8685 River Road is a multi-family home for sale in Sacramento, CA 95832. This property was listed for sale on October 24, 2025 by Midtown Realty Services, Inc., it's currently listed at $2,395,000. This listing's school district is Sacramento City Unified School District. Nearby schools include John H. Still School, Luther Burbank High School and Capitol Collegiate Academy. 8685 River Road is a 4-bed, 4-bath, 2,100 sqft multi-family home built in 1966.

No guarantee, warranty or representation of any kind is made regarding the completeness or accuracy of descriptions or measurements (including square footage measurements and property condition), such should be independently verified, and Compass, Inc., its subsidiaries, affiliates and their agents and associated third parties expressly disclaims any liability in connection therewith. Photos may be virtually staged or digitally enhanced and may not reflect actual property conditions. Offers of compensation are subject to change at the discretion of the seller. No financial or legal advice provided. Equal Housing Opportunity. Subject to change at any time. Compass makes no guarantee, warranty or representation regarding the accuracy of any waterfront feature, water view or waterfront view.

Listing Courtesy of Midtown Realty Services, Inc., Evan Koris, DRE #02002059

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