2 Sand River Ct
Sacramento 95831 · Pocket · City of Sacramento · Coordinates: 38.47851, -121.51574
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 $786,000 ($692,000–$880,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$14,080 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Sep 22, 2025).
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)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: Klotz Ranch Apartments (0.48 mi E, 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 (~$9,410/yr at $786,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$784/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:
- 5,144 sq ft (0.12 ac)
- Assessor use:
- Residential · Single Family · Half-Plex
- Tax rate area:
- 03056
- Addresses on lot:
- 2 SAND RIVER CT
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: $692,000 – $880,000 · 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
- Klotz Ranch Apartments (Entitled)0.48 mi E
In "Entitled" for 5.8 yr (since Feb 5, 2021), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (266 housing units across 0 permits).
- ACC Assisted Living Facility at Maple Tree (Fee estimate)0.3 mi NE
In "Fee estimate" for 10.4 yr (since Jun 8, 2016), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). High-impact scale ($12,000,000 declared valuation across 17 permits).
- Klotz Ranch (Finaled / completed)0.49 mi E
High-impact scale (49 housing units, $6,551,379 declared valuation across 79 permits).
Entity-resolved builders & contractors in ½ mile: Es Solar (1 on parcel, 1 in ½ mi · Solar / battery storage); Barraza Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Next Solar (1 on parcel, 1 in ½ mi · Solar / battery storage); Sequoia Construction Services (27 in ½ mi · Commercial tenant improvement); Kitchen Mart (15 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-2519903 | Solar / battery storage | Expired Permit | Iss. Sep 22, 2025 | $20,000 | 0kw Solar PV System, 11.5 kw PV Storage System Size and 0gal Solar WH System (water heater installed null). |
| RES-2518480 | HVAC / heat pump | Finaled | Iss. Sep 2, 2025 | $13,000 | No Duct Work Permitted. Change-out Ground Mount (all-electric heat pump) to Ground Mount (all-electric heat pump). The e… |
| RES-1816992 | Solar / battery storage | Finaled | Iss. Sep 11, 2018 | $10,000 | 5.49kw Solar PV System, Where scope of work includes a main breaker change-out and/or panel upgrade, ALL supply side con… |