6885 Waterview Way
Sacramento 95831 · Pocket · City of Sacramento · Coordinates: 38.50210, -121.53912
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 $675,000 ($594,000–$756,000).
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 8,111 sq ft lot.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$27,444 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Jun 5, 2025).
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 (0.34 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 (~$8,145/yr at $675,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$679/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:
- 8,111 sq ft (0.19 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03165
- Addresses on lot:
- 6885 WATERVIEW 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 8,111 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)
Range: $594,000 – $756,000 · 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
Developments Deserving Closer Investigation & Active Area Builders
- Accessory dwelling unit at 14 Westlite Ct (Issued)0.34 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: Kitchen Mart (1 on parcel, 12 in ½ mi · Remodel / interior alteration); Home Depot USA (1 on parcel, 5 in ½ mi · Remodel / interior alteration); Eldredge Woodworks (1 on parcel, 4 in ½ mi · Remodel / interior alteration); Buckleys Heat And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Phillip Isaacs Construction (1 on parcel, 1 in ½ mi · Roof replacement).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2511681 | HVAC / heat pump | Finaled | Iss. Jun 5, 2025 | $16,973 | No Duct Work Permitted. Change-out Ground Mount to Ground Mount. The existing unit shall be removed. The new unit shall … |
| RES-2201025 | Roof replacement | Finaled | Iss. Jan 13, 2022 | $16,265 | INSTALL 6 SQUARES OF BOARD & BATTEN JAMES HARDIE CEMENT SIDING OVER EXISITNG ON CA FRONT. NEW HOUSE WRAP AND REPAIR ANY … |
| RES-1915439 | Remodel / interior alteration | Finaled | Iss. Aug 14, 2019 | $6,700 | Laundry room remodel: install new cabinets, sink, faucet, install new plumbing for sink, install 110v GFCI outlets. Carb… |
| RES-1910272 | Windows / doors / siding | Finaled | Iss. Jun 6, 2019 | $489 | C/O 1 Window like for like . Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314 |