Parcel Context · Public-Records Property BriefAPN 030-0630-029-0000

6885 Wavecrest Way

Sacramento 95831 · Pocket · City of Sacramento · Coordinates: 38.50208, -121.54018

Executive Verdict · Public-Records Synthesis

Zoned R-1 in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $650,000 ($572,000–$728,000).

Upsides & Opportunities

✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 8,541 sq ft lot.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Mar 28, 2022, 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 Pocket
318 substantial renovation & housing permits over 24 months (35.6 per 1,000 parcels vs. 30.4 citywide baseline) (#19 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Pocket)

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: Accessory dwelling unit at 14 Westlite Ct (0.39 mi E, issued). 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 (~$7,860/yr at $650,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$655/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:: 8,541 sq ft (0.20 ac)
Assessor use:: Residential · Single Family · Subdivision
Tax rate area:: 03165
Addresses on lot:: 6885 WAVECREST WAY

Zoning & Land Use

R-1 — Single-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-1 (single-family residential): state law allows ADUs where homes are allowed.
SB 9: two homes on the lotLikely eligible
Zoned R-1, a single-family residential zone.
SB 9: split into two lotsLikely eligible
Zoned R-1, a single-family residential zone. The lot is 8,541 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.

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 06067C0170H, effective August 16, 2012
CGS Alquist-Priolo Earthquake Fault Zone: Not in an Alquist-Priolo Earthquake Fault Zone

Surrounding Rent & Value Benchmarks (Public Records)

Estimated Price (ZIP ZHVI + Neighborhood ACS + Permit Model):$650,000

Range: $572,000 – $728,000 · Status: Off market

HUD Small Area FMR (ZIP 95831) · FY 2026

Studio $1,980 · 1BR $2,070 · 2BR $2,550 · 3BR $3,390 · 4BR $3,910

ACS 2020–2024 Median Gross Rent (Pocket):$1,994±$78

ACS 2020–2024 Median Gross Rent (ZIP 95831):$1,986±$68

Zillow Home Value Index (ZIP 95831, September 2026):$625,417

ACS 2020–2024 Median Home Value (Pocket):$649,000±$12,200

ACS 2020–2024 Median Home Value (ZIP 95831):$643,000±$12,700

Nearby Activity (½ mile radius, since November 2024)

0 active or recent development projects and 451 total building permits recorded within ½ mile.

New construction1 permit
Demolition1 permit
Additions & renovations59 permits
Building systems370 permits
Repairs14 permits
Other6 permits

Developments Deserving Closer Investigation & Active Area Builders

Accessory dwelling unit at 14 Westlite Ct (Issued)0.39 mi E
Active in "Issued" for 3.8 yr (first record Jan 31, 2023) with no new permit activity recorded in 2.8 yr.

Entity-resolved builders & contractors in ½ mile: Aire Serv Of Sacramento (2 on parcel, 2 in ½ mi · Electrical / panel); Tcg Construction (84 in ½ mi · Commercial tenant improvement); Kitchen Mart (14 in ½ mi · Remodel / interior alteration); Bay Area Activo (14 in ½ mi · Remodel / interior alteration); Precision General Commercial Contractors (8 in ½ mi · Commercial tenant improvement).

Permit & Project History on This Parcel (2 permits, 0 grouped projects)

Record #	Category	Status	Applied / Issued	Valuation	Description
RES-2206586	Electrical / panel	Finaled	Iss. Mar 28, 2022	$2,111	E-Permit: existing panel 100 Amps - Overhead service, new main panel 200 Amps, Reuse Existing weather head/masthead work…
RES-2205521	HVAC / heat pump	Expired Permit	Iss. Mar 14, 2022	$9,000	Change-out w/new ducts Split System to Split System. The existing unit shall be removed. The new unit shall be placed in…

Executive Verdict · Public-Records Synthesis

Zoned R-1 in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $650,000 ($572,000–$728,000).

Upsides & Opportunities

✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 8,541 sq ft lot.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Mar 28, 2022, 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 Pocket
318 substantial renovation & housing permits over 24 months (35.6 per 1,000 parcels vs. 30.4 citywide baseline) (#19 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Pocket)

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: Accessory dwelling unit at 14 Westlite Ct (0.39 mi E, issued). 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 (~$7,860/yr at $650,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$655/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector

State Housing Pathways Screen (ADU & SB 9)

ADU or junior ADULikely eligible

Zoned R-1 (single-family residential): state law allows ADUs where homes are allowed.

SB 9: two homes on the lotLikely eligible

Zoned R-1, a single-family residential zone.

SB 9: split into two lotsLikely eligible

Zoned R-1, a single-family residential zone. The lot is 8,541 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.

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 06067C0170H, effective August 16, 2012

CGS Alquist-Priolo Earthquake Fault Zone

Not in an Alquist-Priolo Earthquake Fault Zone