14 Black River Ct
Sacramento 95831 · Pocket · City of Sacramento · Coordinates: 38.49685, -121.55118
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 12,600 sq ft lot. Local precedent is active with 1 ADU permit within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$17,280 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Jan 5, 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)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 7131 Pocket Rd (0.1 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:
- 12,600 sq ft (0.29 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03165
- Addresses on lot:
- 14 BLACK RIVER CT
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 12,600 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)0.1 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)0.16 mi S
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 6860 Trudy Way (Issued)0.41 mi NW
Active in "Issued" for 2.8 yr (first record Jan 30, 2024) with no new permit activity recorded in 2.7 yr.
- Accessory dwelling unit at 35 Zephyr Cove Cir (Applied)0.3 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.
Entity-resolved builders & contractors in ½ mile: Magic Sun Solar (2 on parcel, 2 in ½ mi · Electrical / panel); Abellas General Construction And Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Brower Mechanical (1 on parcel, 1 in ½ mi · HVAC / heat pump); Kitchen Mart (22 in ½ mi · Remodel / interior alteration); Yancey (11 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2600104 | Electrical / panel | Finaled | Iss. Jan 5, 2026 | $2,111 | E-Permit: existing panel 200 Amps - Underground service, new main panel 225 Amps, N/A weather head/masthead work. |
| RES-2523632 | Solar / battery storage | Finaled | Iss. Nov 11, 2025 | $41,080 | Reviewed by SolarApp+ 13.8kw Solar PV System, 0 kw PV Storage System Size and nullgal Solar WH System (water heater inst… |
| RES-1807316 | Roof replacement | Finaled | Iss. Apr 19, 2018 | $17,100 | E-Permit: Tear Off - Yes, Resheet - Yes, 1 layer(s), 30 squares of Lifetime Laminated Dimensional Composition. In-progre… |
| RES-1701208 | HVAC / heat pump | Finaled | Iss. Jan 26, 2017 | $9,400 | Change-out Split System to Split System. The existing unit shall be removed. The new unit shall be placed in the same lo… |