50 Riverstar Cir
Sacramento 95831 · Pocket · City of Sacramento · Coordinates: 38.49483, -121.52739
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 $671,000 ($590,000–$752,000).
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 8,710 sq ft lot.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$19,741 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Feb 20, 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)
- ✓ Active nearby investment (Dutch Bros Corporate Way)
0.39 mi SE 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)
- ! Year 1 Prop 13 tax reset (~$8,099/yr at $671,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$675/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:
- 8,710 sq ft (0.20 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03165
- Addresses on lot:
- 50 RIVERSTAR 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 8,710 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: $590,000 – $752,000 · 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
- Dutch Bros Corporate Way (Finaled / completed)0.39 mi SE
High-impact scale ($2,000,000 declared valuation across 6 permits).
Entity-resolved builders & contractors in ½ mile: Bonney Plumbing (1 on parcel, 4 in ½ mi · Remodel / interior alteration); Hooked On Solar (2 on parcel, 2 in ½ mi · Solar / battery storage); Kitchen Mart (11 in ½ mi · Remodel / interior alteration); Dave Gross Enterprises (7 in ½ mi · Pool / spa); Premier Pools Sacramento (6 in ½ mi · Pool / spa).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2503388 | Solar / battery storage | Finaled | Iss. Feb 20, 2025 | $27,200 | Install ESS (2 Tesla Powerwall 3 batteries). All supply side connections, main breaker change-out, and/or panel upgrade … |
| RES-2414038 | HVAC / heat pump | Finaled | Iss. Jun 26, 2024 | $20,872 | Change-out Split System to Split System. The existing unit shall be removed. The new unit shall be placed in the same lo… |
| RES-2206144 | Solar / battery storage | Finaled | Iss. Apr 6, 2022 | $21,139 | Install 5.04kw Roof Top Solar PV System w/ new 125Amp Sub Panel. All supply side connections, main service panel change … |