35 Yuba River Cir
Sacramento 95831 · Pocket · City of Sacramento · Coordinates: 38.49847, -121.54295
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 $677,000 ($596,000–$758,000).
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 8,920 sq ft lot.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$24,935 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Jun 25, 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)
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 (~$8,168/yr at $677,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$681/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:
- 8,920 sq ft (0.20 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03165
- Addresses on lot:
- 35 YUBA 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 8,920 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: $596,000 – $758,000 · 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
Entity-resolved builders & contractors in ½ mile: Dave Gross Enterprises (1 on parcel, 8 in ½ mi · Pool / spa); Bell Brothers Heating And Air (2 on parcel, 3 in ½ mi · HVAC / heat pump); Northwest Exteriors (1 on parcel, 2 in ½ mi · Remodel / interior alteration); Clarke And Rush Mechanical (1 on parcel, 2 in ½ mi · HVAC / heat pump); Richard Hockett (1 on parcel, 1 in ½ mi · Roof replacement).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2613439 | Roof replacement | Finaled | Iss. Jun 25, 2026 | $54,946 | E-Permit: Tear Off - Yes, Resheet - Yes, 1 layer(s), 30 squares of Sheet Steel Roofing. In-progress inspection required … |
| RES-2505132 | Remodel / interior alteration | Finaled | Iss. Mar 20, 2025 | $13,892 | Window Permit: Replacing 2 nail finishing patio doors, like for like. The egress windows will meet the code requiremen… |
| RES-2316505 | Plumbing / water heater / sewer | Expired Permit | Iss. Aug 7, 2023 | $5,682 | Change-out installation of Gas - 050 gallon to Gas - 050 gallon, located inside building, screening not required. |
| RES-2311045 | Plumbing / water heater / sewer | Expired Permit | Iss. Jun 1, 2023 | $10,640 | Like for Like kitchen remodel new cabinets, countertops, sink, backsplash, Range hood, Paint, Drywall patch, relocate ra… |