7705 Sleepy River Way
Sacramento 95831 · Pocket · City of Sacramento · Coordinates: 38.47710, -121.51532
Executive Verdict · Public-Records Synthesis
Zoned R-1-PUD in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $682,000 ($600,000–$764,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R-1-PUD supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 7,878 sq ft lot.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$35,393 contributory est.)
Public building records show issued construction/renovation work on this parcel (8 total permits, latest Mar 18, 2024).
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 (0.49 mi NE, 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 (~$8,225/yr at $682,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$685/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:
- 7,878 sq ft (0.18 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03056
- Addresses on lot:
- 7705 SLEEPY RIVER WAY
Zoning & Land Use
R-1-PUD — 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 7,878 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: $600,000 – $764,000 · 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)0.49 mi NE
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)0.38 mi N
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)0.48 mi E
High-impact scale (49 housing units, $6,551,379 declared valuation across 79 permits).
Entity-resolved builders & contractors in ½ mile: Halls Window Center (3 on parcel, 5 in ½ mi · Windows / doors / siding); Huft Heating And Air Conditioning (1 on parcel, 3 in ½ mi · Remodel / interior alteration); Imagine Landscapes And Design (2 on parcel, 2 in ½ mi · Addition (adds square footage)); Db Home Design (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Sequoia Construction Services (27 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (8 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2405664 | Remodel / interior alteration | Finaled | Iss. Mar 18, 2024 | $40,303 | Primary bathroom remodel: cap off plumbing to bathtub, install new zero-threshold shower & shower glass, install new cab… |
| RES-2017704 | HVAC / heat pump | Finaled | Iss. Sep 28, 2020 | $15,619 | No Duct Work Permitted. Change-out Ground Mount to Ground Mount. The existing unit shall be removed. The new unit shall … |
| RES-2000739 | Windows / doors / siding | Finaled | Iss. Jan 21, 2020 | $18,100 | C/O 4 WINDOWS, LIKE FOR LIKE, NAIL FIN. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314 |
| RES-1803541 | Electrical / panel | Finaled | Iss. Feb 26, 2018 | $6,000 | AA: - Overhead service, adding 1 outlets (240V). Carbon monoxide & Smoke alarms required. Reference CRC sections R31… |