27 Shady River Cir
Sacramento 95831 · Pocket · City of Sacramento · Coordinates: 38.49425, -121.52820
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 $682,000 ($600,000–$764,000).
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 8,250 sq ft lot.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$33,220 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Sep 16, 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)
- ✓ Active nearby investment (Dutch Bros Corporate Way)
0.42 mi E 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
Remodel / interior alteration (RES-2307971): Issued after 3 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! Year 1 Prop 13 tax reset (~$8,225/yr at $682,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$685/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:
- 8,250 sq ft (0.19 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03165
- Addresses on lot:
- 27 SHADY RIVER CIR
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 8,250 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 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: $600,000 – $764,000 · 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
- Remodel / interior alteration (RES-2307971) (Finaled)On this parcel
Issued after 3 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
- General repair (RES-2620516) (Ready-to-Issue)On this parcel
Pending in review for 2 mo (4.2× the 14d median) — above the 75th percentile for general repair permits in City of Sacramento (median 14d, 75th pct 29d, n=1,579).
- Dutch Bros Corporate Way (Finaled / completed)0.42 mi E
High-impact scale ($2,000,000 declared valuation across 6 permits).
Entity-resolved builders & contractors in ½ mile: Kws United Technology (4 on parcel, 4 in ½ mi · Remodel / interior alteration); Groundworks California (2 on parcel, 2 in ½ mi · General repair); Jms Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Kitchen Mart (10 in ½ mi · Remodel / interior alteration); Premier Pools Sacramento (6 in ½ mi · Pool / spa).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2620516 | General repair | Ready-to-Issue | App. Sep 16, 2026 | $14,700 | Foundation repair using 7 Push PIERS Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. |
| RES-2620512 | Remodel / interior alteration | Void | App. Sep 16, 2026 | $15,500 | Foundation repair using 7 Push piers Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. |
| RES-2506183 | Plumbing / water heater / sewer | Finaled | Iss. Mar 27, 2025 | $2,500 | Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required. |
| RES-2502382 | HVAC / heat pump | Finaled | Iss. Feb 4, 2025 | $24,270 | Change-out w/new ducts Split System to Split System. The existing unit shall be removed. The new unit shall be placed in… |