7221 Long River Dr
Sacramento 95831 · Pocket · City of Sacramento · Coordinates: 38.49495, -121.52619
Executive Verdict · Public-Records Synthesis
Zoned R-1A in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $792,000 ($697,000–$887,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$20,732 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Jan 13, 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)
0.34 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)
- ! Delayed or open permit activity on this parcel
Addition (adds square footage) (RES-1921277): Issued after 6 mo (4.5× the 42d median) — slower than 90% of addition (adds square footage) permits in City of Sacramento (median 42d, 90th pct 162d, n=1,948).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! Year 1 Prop 13 tax reset (~$9,479/yr at $792,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$790/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:
- 6,534 sq ft (0.15 ac)
- Assessor use:
- Residential · Single Family · Half-Plex
- Tax rate area:
- 03165
- Addresses on lot:
- 7221 LONG RIVER DR
Zoning & Land Use
R-1A — Single-Unit or Duplex 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-1A (two-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotCan't tell
Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling Zone.
- SB 9: split into two lotsCan't tell
Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling 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: $697,000 – $887,000 · 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
- Addition (adds square footage) (RES-1921277) (Finaled)On this parcel
Issued after 6 mo (4.5× the 42d median) — slower than 90% of addition (adds square footage) permits in City of Sacramento (median 42d, 90th pct 162d, n=1,948).
- Plan revision / deferred submittal (SUB-1921024) (Abandoned)On this parcel
Pending in review for 7 yr (62.7× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
- Dutch Bros Corporate Way (Finaled / completed)0.34 mi SE
High-impact scale ($2,000,000 declared valuation across 6 permits).
Entity-resolved builders & contractors in ½ mile: Southgate Glass And Screen (1 on parcel, 4 in ½ mi · Remodel / interior alteration); Jtb Enterprises (1 on parcel, 1 in ½ mi · Addition (adds square footage)); ARS American Residential Services Of California (1 on parcel, 1 in ½ mi · HVAC / heat pump); Kitchen Mart (12 in ½ mi · Remodel / interior alteration); Premier Pools Sacramento (6 in ½ mi · Pool / spa).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2600717 | HVAC / heat pump | Issued | Iss. Jan 13, 2026 | $6,292 | Change-out installation of Electric Heat Pump 50 gallons + to Electric Heat Pump 50 gallons +, located inside building, … |
| RES-1921277 | Addition (adds square footage) | Finaled | Iss. May 7, 2020 | $36,372 | EPC - Add 300 SQ FT to Existing SFD. |
| SUB-1921024 | Plan revision / deferred submittal | Abandoned | App. Oct 29, 2019 | $36,225 | EPC Submittal - Addition to Residential Building - 300 square foot Residential addition |
| RES-1815414 | General repair | Finaled | Iss. Aug 13, 2018 | $3,697 | Replace 1 Alum to Vinyl Door.Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314 |