356 Bay River Way
Sacramento 95831 · Pocket · City of Sacramento · Coordinates: 38.49627, -121.54956
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 $641,000 ($564,000–$718,000).
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 7,150 sq ft lot. Local precedent is active with 2 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ 5 documented municipal building permits on file
On-parcel permit history is indexed through Dec 18, 2025, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
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)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 7131 Pocket Rd (0.19 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 (~$7,757/yr at $641,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$646/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:
- 7,150 sq ft (0.16 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03165
- Addresses on lot:
- 356 BAY RIVER WAY
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 7,150 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: $564,000 – $718,000 · 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)0.19 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)0.18 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).
- Accessory dwelling unit at 35 Zephyr Cove Cir (Applied)0.2 mi SE
work_desc changed to "Existing attached garage conversion to a JADU. 430 sq. ft. with new bathroom, kitchen, 3 windows, relocate exterior door and provide new exterior landing, accessibility ramp between JADU and Primary dwelling, level floor, sub panel, mini-split heating-cooling, 1-hour rated wall between dwellings. - PLNG-INSP Carbon monoxide & Smoke alarms are required. Reference CRC sections R310 & R311. Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt). All work subject to field inspections." in snapshot Nov 1, 2026.
- Accessory dwelling unit at 7 Alstan Ct (Issued)0.27 mi SW
Active in "Issued" for 13 mo (first record Oct 8, 2025) with no new permit activity recorded in 10 mo.
Entity-resolved builders & contractors in ½ mile: Tsd Construction (1 on parcel, 4 in ½ mi · Addition (adds square footage)); 3js Electric And Painting (3 on parcel, 3 in ½ mi · Remodel / interior alteration); Love And Care Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Kitchen Mart (21 in ½ mi · Remodel / interior alteration); Yancey (13 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-2524459 | Remodel / interior alteration | Issued | Iss. Dec 18, 2025 | $600 | Install 14-50r and 40a gfci disconnect in garage. |
| RES-2524707 | Remodel / interior alteration | Expired Application | App. Nov 25, 2025 | $600 | INSTALL 14-50R AND 40A GFCI DISCONNECT IN GARAGE. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 &… |
| RES-2524661 | Other | Void | App. Nov 25, 2025 | $600 | INSTALL 14-50R AND 40A GFCI DISCONNECT IN GARAGE. |
| RES-2309226 | Windows / doors / siding | Finaled | Iss. May 8, 2023 | $2,800 | Remove and replace1 front right rear upper window, and 1 rear below window. Replace front column siding. Carbon monoxid… |
| RES-1906509 | HVAC / heat pump |