Sacramento 95831 · Pocket · APN 031-0380-054-0000 · City of Sacramento
Since October 2024 within ½ mile: 2 permitted, 2 proposed or in review.
4 projects with a record in this window, grouped by us from permits and State housing reports. Units are as proposed on each project's latest record and counted at its current stage.
524 permits within ½ mile since October 2024
The map shows new construction, ADUs, demolitions, additions, and renovations. Routine systems work (roofs, HVAC, water heaters) is counted but not mapped. Unit counts are as stated on permits.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: permits located by parcel, ½ mile radius · Source updated Oct 1, 2026 · Retrieved Oct 22, 2026
$780,000
Benchmark range: $686,000 – $874,000
Public-records benchmark estimate combining Zillow Home Value Index (Data provided by Zillow), Census ACS 5-year estimates, parcel land-use/lot characteristics, and issued building permits. Not an official appraisal.
Permit counts, by the date issued (or applied, if not yet issued). Lot splits are planning cases, which we don't have.
We read public zoning and hazard maps against state law (ADUs: Gov. Code 66314; SB 9: Gov. Code 65852.21 and 66411.7). Local rules, title, tenancy history and site conditions can change the answer. Check with City of Sacramento's planning department before relying on it.
Sources: City of Sacramento CDD, Zoning (retrieved Oct 22, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Oct 26, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Oct 26, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Oct 26, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Oct 26, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Oct 26, 2026) · Zoning classes: our classification of R-1 as single-family residential, checked against the zone description on Oct 24, 2026
Chronological history of building permit applications and issuances, snapshot-dated status changes, State housing entitlements, surrounding development within ½ mile, and area home-value trends.
In "Entitled" for 4.8 yr (since Dec 28, 2021), with no new permit record in 4.8 yr. · 2 units
Permit issued and active for 2.7 yr (first record Jan 30, 2024), with no completion or new permit record in 2.7 yr. · 1 unit · $49,218 declared valuation
Latest published Zillow Home Value Index (ZHVI) update
Changed from $621,131 in September 2025 to $625,417 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95831 (not a parcel appraisal)
35 Zephyr Cove Cir · 1 unit · $90,000 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
7131 Pocket Rd · 1 unit · $109,000 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
12 Marlton Ct · 1 unit · $220,000 valuation
Records span Mar 4, 2026 to Jun 23, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
7 Alstan Ct · 1 unit · $400,000 valuation
Records span Oct 8, 2025 to Jan 13, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Annual ZIP 95831 home-value index checkpoint
Changed from $630,131 in September 2024 to $621,131 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95831 (not a parcel appraisal)
Annual ZIP 95831 home-value index checkpoint
Changed from $615,566 in September 2023 to $630,131 in September 2024.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95831 (not a parcel appraisal)
6860 Trudy Way · 1 unit · $49,218 valuation
Records span Jan 30, 2024 to Feb 29, 2024 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
6826 Riverside Blvd · 1 unit · $120,000 valuation
Records span Oct 12, 2022 to Oct 17, 2023 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
6820 Pocket Rd · 1 unit · $80,155 valuation
Records span Jun 15, 2023 to Oct 11, 2023 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Annual ZIP 95831 home-value index checkpoint
Changed from $644,386 in September 2022 to $615,566 in September 2023.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95831 (not a parcel appraisal)
1 housing unit completed (New ADU with Solar)
Reported in 2023 Housing Element Annual Progress Report
ADU · Renter
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: parcel
7213 Pocket Rd · 1 unit · $50,000 valuation
Records span Jan 4, 2022 to Mar 22, 2023 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Plan revision / deferred submittal permit application filed (RES-2303411)
EPC- REVISION TO RES-2205258
EPC- REVISION TO RES-2205258- Using the shade exemption for solar requirement- removing solar from the scope of work · Contractor: Anchored Tiny Homes Incorporated
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Solar / battery storage permit issued (RES-2226313)
ROOF MOUNT SOLAR 9.2KW, 12KWH BATTERY BACKUP
9.2kw Solar PV System, and 0gal Solar WH System (water heater installed null).All supply side connections, main breaker change-out, and/or panel upgrade will require a second inspection. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314, Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt).” · Declared valuation: $65,984 · Contractor: Future Energy Corporation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Cross-referenced intelligence from our historical development graph—connecting parcels, permits, entity-resolved builders, empirical review-time distributions, and neighborhood renovation trends.
Explore full City of Sacramento development graph →Active in "Entitled" for 4.8 yr (first record Dec 28, 2021) with no new permit activity recorded in 4.8 yr.
Active in "Issued" for 2.7 yr (first record Jan 30, 2024) with no new permit activity recorded in 2.7 yr.
Active in "Issued" for 13 mo (first record Oct 8, 2025) with no new permit activity recorded in 9 mo.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 8,924 parcels
−18.1% YoY
City baseline: 30.6 / 1k
311 in trailing 24m
Includes 6 ADUs
HUD Small Area Fair Market Rent · ZIP 95831
HUD FY 2026 · 40th-percentile gross rentCensus ACS 5-year median gross rent (all bedroom counts combined):
Area home-value benchmarks (not an appraisal)
ZIP & neighborhood mediansUnder California Proposition 13, the seller's historical assessed value does not carry over to a buyer. On sale, the parcel is reassessed at the purchase price: 1.00% base rate ($7,800/yr) + local voter-approved bond debt ($1,092/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$34,967/yr
Cash needed: $171,600
NOI: $12,362/yr
P&I: $3,944/mo
For $0/mo net cash flow
At $2,550/mo rent
| Scenario | Assumptions | Year 1 Rent | Year 1 Cash Flow | Cash-on-Cash | Break-Even Rent | Year 5 Cash Flow |
|---|---|---|---|---|---|---|
| Conservative | −8% starting rent, +3% vacancy, +3% combined maintenance/CapEx, 1.5%/yr rent growth | $2,346/mo | −$3,207/mo | -22.4% | $6,822/mo | −$3,182/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,550/mo | −$2,914/mo | -20.4% | $6,315/mo | −$2,744/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,703/mo | −$2,746/mo | -19.2% | $6,168/mo | −$2,412/mo |
Rental regulatory context (informational only — not legal advice):
California AB 1482 (Tenant Protection Act, Civ. Code § 1947.12) caps annual rent increases at 5% + local CPI (max 10%) on covered properties. In City of Sacramento: Sacramento Tenant Protection Program (City Code Ch. 5.156) — 5% + CPI (8.6% cap effective July 1, 2026) for covered pre-1995 multifamily units. Official program rules ↗
Finaled / completed1 unitsMar 4, 2022 – Apr 10, 2023
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
EPC- REVISION TO RES-2205258
EPC- REVISION TO RES-2205258- Using the shade exemption for solar requirement- removing solar from the scope of work
ROOF MOUNT SOLAR 9.2KW, 12KWH BATTERY BACKUP
9.2kw Solar PV System, and 0gal Solar WH System (water heater installed null).All supply side connections, main breaker change-out, and/or panel upgrade will require a second inspection. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314, Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt).”
15 Black River Ct-Replace Panel
AA: existing panel 200 Amps - Underground service, new main panel 200 Amps, N/A weather head/masthead work, main breaker replacement. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
New ADU with Solar
EPC - Construct New 432 Single Story ADU (studio). Solar @ 2.72kw: $8000 Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314 Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt). ** SEE REVISION RES-2303411- Using the shade exemption for solar requirement- removing solar from the scope of work**
Change-out w/new ducts Split System to Split System. The existing unit shall be removed. The new unit shall be placed in the same location as the existing unit and shall not exceed the size of the existing unit by more than 25%.
E-Permit: Tear Off - Yes, Resheet - Yes, 1 layer(s), 26 squares of 50yr Laminated Dimensional Composition. CRRC: 0668-0058
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel (APN) · Source updated Oct 1, 2026 · Retrieved Oct 22, 2026 · Applied and issued dates come from the city's Applied and Issued permit datasets. The city publishes current status without a date, so status changes are dated by the window between our snapshots.
| Report year | Project / record | Type | Entitled | Permitted | Completed | Deed-restricted |
|---|---|---|---|---|---|---|
| 2023 | New ADU with Solar(RES-2205258) | ADU · Renter | — | — | 1 (Apr 10, 2023) | — |
| 2022 | 15 BLACK RIVER COURT ADU(IR22-071) | ADU · Renter | 1 (Mar 4, 2022) | — | — | — |
| 2022 | New ADU with Solar(RES-2205258) | ADU · Renter | — | 1 (May 27, 2022) | — | — |
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Oct 26, 2026 · From City of Sacramento's Housing Element Annual Progress Reports. A project can appear in several report years as it moves from entitlement to permit to completion.
Source: City of Sacramento CDD, Zoning · Geography: zoning district polygon at parcel point · Source updated Oct 10, 2026 · Retrieved Oct 22, 2026
0.29 acres
Assessor's classification for assessment purposes. This is not zoning.
13 BLACK RIVER CT; 15 BLACK RIVER CT
Source: Sacramento County GIS, Parcels · Geography: parcel · Source updated Oct 25, 2026 · Retrieved Oct 25, 2026
Assessed values and limited building characteristics (Sacramento County Assessor)
Current roll value. This is assessed value, not market value.
Search by parcel number 031-0380-054-0000. Shows direct levies and special assessments.
Search the city's permit system by address or record number
The official flood hazard map for this location. Our reading of it is under What could be built here.
This site does not show owner names.