1180 Corporate Way
Sacramento 95831 · Pocket · City of Sacramento · Coordinates: 38.49329, -121.51939
Executive Verdict · Public-Records Synthesis
Zoned R-4-PUD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $632,000 ($556,000–$708,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-4-PUD allows residential use qualifying for ministerial ADU review under state law (1 ADU permit permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 20 documented municipal building permits on file
On-parcel permit history is indexed through Apr 1, 2026, 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)
- ✓ Active nearby investment (Dutch Bros Corporate Way)
520 ft SW in "Finaled / completed" stage — High-impact scale ($2,000,000 declared valuation across 6 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · HCD APR (½-mile radius)
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
Windows / doors / siding (COM-2601956): Issued after 2 mo — slower than 90% of windows / doors / siding permits in City of Sacramento (median 1d, 90th pct 7d, n=4,808).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! Year 1 Prop 13 tax reset (~$7,655/yr at $632,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$638/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:
- 208,652 sq ft (4.79 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03056
- Addresses on lot:
- 1180 CORPORATE WAY; 1180 CORPORATE WAY APT 101 APT 101; 1180 CORPORATE WAY APT 102 APT 102
Zoning & Land Use
R-4-PUD — Multi-Unit Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R-4 (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-4 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-4 (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: $556,000 – $708,000 · 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
- Windows / doors / siding (COM-2601956) (Issued)On this parcel
Issued after 2 mo — slower than 90% of windows / doors / siding permits in City of Sacramento (median 1d, 90th pct 7d, n=4,808).
- Commercial tenant improvement (COM-2325123) (Finaled)On this parcel
Issued after 6 mo (2.9× the 63d median) — above the 75th percentile for commercial tenant improvement permits in City of Sacramento (median 63d, 75th pct 119d, n=2,366).
- Dutch Bros Corporate Way (Finaled / completed)520 ft SW
High-impact scale ($2,000,000 declared valuation across 6 permits).
- Storage Facility on Corporate Way (Issued)0.15 mi SE
High-impact scale ($20,092,704 declared valuation across 2 permits).
Entity-resolved builders & contractors in ½ mile: Clarke And Rush Mechanical (9 on parcel, 9 in ½ mi · Roof replacement); Reeve Knight Construction (3 on parcel, 3 in ½ mi · Commercial tenant improvement); Browns Heating And Air (2 on parcel, 2 in ½ mi · Roof replacement); Pezzuto Family (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Simplexgrinnell (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler).
Permit & Project History on This Parcel (20 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2601956 | Windows / doors / siding | Issued | Iss. Apr 1, 2026 | $500,000 | EPC - REMOVE AND REPLACE EXISTING WATERPROOFING AND DECK PLYWOOD AT INDICATED BALCONIES. BALCONY FRAMING SHALL BE SURV… |
| COM-2506198 | Roof replacement | Finaled | Iss. Apr 30, 2025 | $300,000 | EPC - Remove and replace balcony deck waterproofing and substrate. Minor roof addition. |
| COM-2325123 | Commercial tenant improvement | Finaled | Iss. May 29, 2024 | $136,000 | EPC - Remove and replace balcony deck waterproofing and substrate where indicated. New minor roof additions at 3rd floor… |
| COM-2316477 | HVAC / heat pump | Finaled | Iss. Aug 7, 2023 | $9,800 | Remove and replace existing HVAC like for like 1.5T HP. The existing unit shall be removed. The new unit shall be placed… |