7556 Rush River Dr
Sacramento 95831 · Pocket · City of Sacramento · Coordinates: 38.48550, -121.53692
Executive Verdict · Public-Records Synthesis
Zoned R-2B-R in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $708,000 ($623,000–$793,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-2B-R allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$75,665 contributory est.)
Public building records show issued construction/renovation work on this parcel (248 total permits, latest Aug 24, 2026).
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)
- ! Delayed or open permit activity on this parcel
Plan revision / deferred submittal (SUB-1809579): Pending in review for 8.5 yr (75.5× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! Year 1 Prop 13 tax reset (~$8,521/yr at $708,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$710/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:
- 281,398 sq ft (6.46 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03165
- Addresses on lot:
- 7530 RUSH RIVER DR; 7530 RUSH RIVER DR # 79 # 79; 7530 RUSH RIVER DR # 80 # 80
Zoning & Land Use
R-2B-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-2B (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-2B (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-2B (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 06067C0285H, 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: $623,000 – $793,000 · 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
- Plan revision / deferred submittal (SUB-1809579) (Abandoned)On this parcel
Pending in review for 8.5 yr (75.5× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
- General repair (COM-2426025) (Finaled)On this parcel
Issued after 2 mo (3.5× the 14d median) — above the 75th percentile for general repair permits in City of Sacramento (median 14d, 75th pct 29d, n=1,579).
Entity-resolved builders & contractors in ½ mile: Gala Construction (173 on parcel, 173 in ½ mi · Remodel / interior alteration); Nor Cal Climate Control (31 on parcel, 31 in ½ mi · HVAC / heat pump); D 7 Roofing Services (18 on parcel, 18 in ½ mi · Roof replacement); Heim Property Maintenance (7 on parcel, 7 in ½ mi · HVAC / heat pump); R And B Framing (4 on parcel, 4 in ½ mi · Windows / doors / siding).
Permit & Project History on This Parcel (248 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2618511 | HVAC / heat pump | Issued | Iss. Aug 24, 2026 | $7,500 | REMOVE AND REPLACE LIKE FOR LIKE 1.5 TON HP HVAC SYSTEM. UNIT ON GROUND THE EXISTING UNIT SHALL BE REMOVED. THE NEW U… |
| COM-2616584 | HVAC / heat pump | Finaled | Iss. Aug 3, 2026 | $4,781 | HVAC SPLIT SYSTEM CHANGE OUT IN UNIT 79 LIKE FOR LIKE. The existing unit shall be removed. The new unit shall be placed … |
| COM-2615144 | HVAC / heat pump | Finaled | Iss. Jul 29, 2026 | $4,781 | HVAC Permit: FOR UNIT 6- HVAC change out split system, like for like. The existing unit shall be removed. The new unit … |
| COM-2612761 | HVAC / heat pump | Finaled | Iss. Jun 18, 2026 | $7,848 | HVAC Permit: Replacing like for like HVAC system-heat pump and air handler. The existing unit shall be removed. The ne… |