7160 Gloria Dr
Sacramento 95831 · Pocket · City of Sacramento · Coordinates: 38.49592, -121.54388
Executive Verdict · Public-Records Synthesis
Zoned R-2B-R in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $705,000 ($620,000–$790,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-2B-R allows residential use qualifying for ministerial ADU review under state law (1 ADU permit permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 6 documented municipal building permits on file
On-parcel permit history is indexed through Jun 19, 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)
- ! Delayed or open permit activity on this parcel
General repair (COM-2504492): Issued after 3 mo (7.5× the 14d median) — slower than 90% of general repair permits in City of Sacramento (median 14d, 90th pct 65d, n=1,579).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: 301 Rivergate Way ADUs (0.46 mi W, entitled). 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 (~$8,487/yr at $705,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$707/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:
- 40,905 sq ft (0.94 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03165
- Addresses on lot:
- 460 RIVERGATE WAY; 460 RIVERGATE WAY # 31 # 31; 460 RIVERGATE WAY # 32 # 32
Zoning & Land Use
R-2B-R — Multi-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-2B (multifamily residential): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned R-2B (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-2B (multifamily residential), not a single-family residential 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: $620,000 – $790,000 · 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
- General repair (COM-2504492) (Expired Permit)On this parcel
Issued after 3 mo (7.5× the 14d median) — slower than 90% of general repair permits in City of Sacramento (median 14d, 90th pct 65d, n=1,579).
- General repair (COM-2504491) (Expired Permit)On this parcel
Issued after 3 mo (7.5× the 14d median) — slower than 90% of general repair permits in City of Sacramento (median 14d, 90th pct 65d, n=1,579).
- General repair (COM-2504488) (Expired Permit)On this parcel
Issued after 3 mo (7.5× the 14d median) — slower than 90% of general repair permits in City of Sacramento (median 14d, 90th pct 65d, n=1,579).
- 301 Rivergate Way ADUs (Entitled)0.46 mi W
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).
Entity-resolved builders & contractors in ½ mile: Lawton Construction And Restoration (3 on parcel, 3 in ½ mi · General repair); Heim Boys Heating And Air (2 on parcel, 2 in ½ mi · HVAC / heat pump); Water Heaters Only (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Kitchen Mart (22 in ½ mi · Remodel / interior alteration); D And J Kitchens And Baths (14 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2504492 | General repair | Expired Permit | Iss. Jun 19, 2025 | $10,400 | EPC - (SHARED PLANS x7) Repair after state mandated Deck Inspection. Immediate Action & Recommended Repairs will be p… |
| COM-2504491 | General repair | Expired Permit | Iss. Jun 19, 2025 | $20,800 | EPC - (SHARED PLANS x7) Repair after state mandated Deck Inspection. Immediate Action & Recommended Repairs will be p… |
| COM-2504488 | General repair | Expired Permit | Iss. Jun 19, 2025 | $10,400 | EPC - (SHARED PLANS x7) Repair after state mandated Deck Inspection. Immediate Action & Recommended Repairs will be p… |
| COM-2411831 | HVAC / heat pump | Finaled | Iss. May 31, 2024 | $8,000 | HVAC Permit: Install 2 head heat pump mini split condensing unit. The existing unit shall be removed. The new unit sha… |