7686 River Ranch Way
Sacramento 95831 · Pocket · City of Sacramento · Coordinates: 38.47770, -121.51385
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 $659,000 ($580,000–$738,000).
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 8,400 sq ft lot.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$9,504 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Jul 17, 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 (0.4 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 (~$7,963/yr at $659,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$664/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:
- 8,400 sq ft (0.19 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03056
- Addresses on lot:
- 7686 RIVER RANCH WAY
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 8,400 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: $580,000 – $738,000 · 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)0.4 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)0.32 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)0.39 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 (2 on parcel, 4 in ½ mi · Remodel / interior alteration); Erik Hoffmann Construction (1 on parcel, 1 in ½ mi · Remodel / interior alteration); All Year (1 on parcel, 1 in ½ mi · HVAC / heat pump); Sequoia Construction Services (27 in ½ mi · Commercial tenant improvement); Kitchen Mart (12 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2514997 | Windows / doors / siding | Finaled | Iss. Jul 17, 2025 | $5,799 | Window Permit: Change out 4 windows, like for like, retrofit. The egress windows will meet the code requirements enfor… |
| RES-1922585 | Windows / doors / siding | Finaled | Iss. Nov 19, 2019 | $1,515 | C/O 2 windows like for like retrofit. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. |
| RES-1723186 | HVAC / heat pump | Finaled | Iss. Dec 19, 2017 | $8,840 | Change-out Split System to Split System. The existing unit shall be removed. The new unit shall be placed in the same lo… |
| RES-1702362 | Remodel / interior alteration | Finaled | Iss. Feb 17, 2017 | $27,000 | EXPEDITED - complete bathroom remodel- remove interior showe walls (of Bath) relocate shower, tub and vanity, lighting … |