6701 Breakwater Way
Sacramento 95831 · Pocket · City of Sacramento · Coordinates: 38.50540, -121.54203
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 $687,000 ($605,000–$769,000).
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 10,019 sq ft lot.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$28,890 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest May 5, 2021).
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 6334 Seastone Way (0.48 mi N, 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 (~$8,282/yr at $687,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$690/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:
- 10,019 sq ft (0.23 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03165
- Addresses on lot:
- 6701 BREAKWATER 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 10,019 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: $605,000 – $769,000 · 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 6334 Seastone Way (Issued)0.48 mi N
Active in "Issued" for 2.1 yr (first record Oct 21, 2024) with no new permit activity recorded in 21 mo.
Entity-resolved builders & contractors in ½ mile: Solid Construction And Design (1 on parcel, 3 in ½ mi · Remodel / interior alteration); Wc Exterior (2 on parcel, 2 in ½ mi · Addition (adds square footage)); Thd At Home Services (1 on parcel, 1 in ½ mi · Windows / doors / siding); Clarke And Rush Mechanical (1 on parcel, 1 in ½ mi · HVAC / heat pump); Tcg Construction (84 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2109552 | Remodel / interior alteration | Finaled | Iss. May 5, 2021 | $15,000 | like for like bathroom remodel, electrical and plumbing Carbon monoxide & Smoke alarms required. Reference CRC sectio… |
| RES-1719840 | HVAC / heat pump | Finaled | Iss. Oct 25, 2017 | $9,260 | No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall … |
| RES-1612824 | Solar / battery storage | Finaled | Iss. Aug 23, 2016 | $27,000 | Install 4.8kw Roof Top Solar PV System. “Water conserving fixtures are required to be installed throughout this residenc… |
| RES-1610464 | Addition (adds square footage) | Finaled | Iss. Jul 5, 2016 | $10,548 | proposed new attached aluminum patio cover 18 x 22 ft 396 sq ft patio over with 2 ceiling fans and 2 lights. Carbon mo… |