19 Pebble River Cir
Sacramento 95831 · Pocket · City of Sacramento · Coordinates: 38.49689, -121.54857
Executive Verdict · Public-Records Synthesis
Zoned R-1A in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $699,000 ($615,000–$783,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A allows residential use qualifying for ministerial ADU review under state law (2 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$57,967 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Jun 15, 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)
- ! Delayed or open permit activity on this parcel
Remodel / interior alteration (RES-2608501): Issued after 2 mo — above the 75th percentile for remodel / interior alteration permits in City of Sacramento (median 4d, 75th pct 21d, n=8,151).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 7131 Pocket Rd (0.25 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 (~$8,419/yr at $699,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$702/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:
- 19 PEBBLE RIVER CIR
Zoning & Land Use
R-1A — Single-Unit or Duplex 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-1A (two-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotCan't tell
Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling Zone.
- SB 9: split into two lotsCan't tell
Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling Zone.
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: $615,000 – $783,000 · 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)0.25 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)0.25 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).
- Remodel / interior alteration (RES-2608501) (Finaled)On this parcel
Issued after 2 mo — above the 75th percentile for remodel / interior alteration permits in City of Sacramento (median 4d, 75th pct 21d, n=8,151).
- Accessory dwelling unit at 7 Alstan Ct (Issued)0.34 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: Connected Technology (2 on parcel, 12 in ½ mi · Remodel / interior alteration); Rose Remodeling (1 on parcel, 7 in ½ mi · Remodel / interior alteration); Clarke And Rush Mechanical (1 on parcel, 2 in ½ mi · HVAC / heat pump); Rvc General Construction (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Kitchen Mart (22 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2608501 | Remodel / interior alteration | Finaled | Iss. Jun 15, 2026 | $50,000 | Kitchen Remodel Permit: NON-STRUCTURAL REMODEL- Remove and replace cabinets, counter tops. Remove and replace plumbing f… |
| RES-2603733 | Plan revision / deferred submittal | Complete | App. Feb 25, 2026 | — | EPC - REVISION TO RES-2601860 - Corrected wording on pages E02 and E03. |
| RES-2601860 | Remodel / interior alteration | Issued | Iss. Feb 2, 2026 | $2,615 | EPC - Add new 50 amp circuit to existing SPAN panel and run approximately 70’ 6/2 ROMEX to new Junction box. Water conse… |
| RES-2524413 | Remodel / interior alteration | Finaled | Iss. Nov 21, 2025 | $44,129 | Replace 60"x60" Shower, surrounding & valve. Replace Toilet, vanity top & 35sqft of vinyl tile flooring. Change existin… |