7016 Gloria Dr
Sacramento 95831 · Pocket · City of Sacramento · Coordinates: 38.49893, -121.54475
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 $687,000 ($605,000–$769,000).
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 9,936 sq ft lot.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$29,280 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Feb 25, 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)
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)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 7131 Pocket Rd (0.48 mi W, in review). Inspect timeline history before assuming near-term completion.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · HCD APR (½-mile radius)
- ! Year 1 Prop 13 tax reset (~$8,282/yr at $687,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$690/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:
- 9,936 sq ft (0.23 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03165
- Addresses on lot:
- 7016 GLORIA DR
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 9,936 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: $605,000 – $769,000 · 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
- Accessory dwelling unit at 7131 Pocket Rd (In review)0.48 mi W
In "In review" for 4 mo (since Jul 27, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657). contractor changed to "INTEGRITY CONSTRUCTION & SOLUTIONS INC" in snapshot Nov 1, 2026.
- 301 Rivergate Way ADUs (Entitled)0.5 mi SW
In "Entitled" for 4.9 yr (since Dec 28, 2021), exceeding the 184d median and 575d 90th percentile for new duplex / half-plex permits in City of Sacramento (n=115).
Entity-resolved builders & contractors in ½ mile: Yancey (1 on parcel, 7 in ½ mi · Remodel / interior alteration); Bell Brothers Heating And Air (1 on parcel, 2 in ½ mi · Plumbing / water heater / sewer); Wells Pools (1 on parcel, 1 in ½ mi · Pool / spa); Mc Donald Plumbing Heating And Air Conditioning (1 on parcel, 1 in ½ mi · HVAC / heat pump); Kitchen Mart (19 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2503749 | Pool / spa | Finaled | Iss. Feb 25, 2025 | $61,000 | EOTC - New gunite Swimming pool, Pool: 423 sq.ft. and spa 54 sq.ft. w/ gas line |
| RES-2317734 | Roof replacement | Finaled | Iss. Aug 21, 2023 | $41,760 | E-Permit: Tear Off - Yes, Resheet - Yes, 1 layer(s), 48 squares of Composite Class A. In-progress inspection required if… |
| RES-2111680 | Plumbing / water heater / sewer | Finaled | Iss. Jun 1, 2021 | $3,219 | Change-out installation of Gas - 050 gallon to Gas - 050 gallon, located inside building, screening not required. |
| RES-1620820 | Plumbing / water heater / sewer | Finaled | Iss. Dec 22, 2016 | $30,861 | Master Bath upgrade, install GFCI, humidistat, new shower area-hot mop barrier free, new vanity and cabinets, counter to… |
| RES-1620500 |