21 Payne River Cir
Sacramento 95831 · Pocket · City of Sacramento · Coordinates: 38.49464, -121.54066
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 $808,000 ($711,000–$905,000).
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 9,100 sq ft lot.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$36,823 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Aug 13, 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)
- ! Year 1 Prop 13 tax reset (~$9,661/yr at $808,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$805/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:
- 9,100 sq ft (0.21 ac)
- Assessor use:
- Residential · Two Family · Duplex
- Tax rate area:
- 03165
- Addresses on lot:
- 21 PAYNE RIVER CIR; 25 PAYNE RIVER CIR
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 9,100 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: $711,000 – $905,000 · 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
Entity-resolved builders & contractors in ½ mile: Dew Hiersoux Construction (2 on parcel, 2 in ½ mi · Remodel / interior alteration); Water Heater Experts (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Kitchen Mart (17 in ½ mi · Remodel / interior alteration); Connected Technology (13 in ½ mi · Remodel / interior alteration); Yancey (10 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2617727 | Remodel / interior alteration | Finaled | Iss. Aug 13, 2026 | $9,750 | Permit to complete work commenced under expired permit RES-2318481: - Kitchen, Bath room, master bedroom remodel to inc… |
| RES-2318481 | Remodel / interior alteration | Expired Permit | Iss. Sep 22, 2023 | $65,000 | EPC - Kitchen, Bath room, master bedroom remodel to include the removal of load bearing and non-load-bearing walls. New… |
| RES-2019461 | Plumbing / water heater / sewer | Finaled | Iss. Oct 22, 2020 | $1,220 | Change-out installation of Electric - 052 gallon to Electric - 052 gallon, located inside building, screening not requir… |