19 Mossbeach Ct
Sacramento 95831 · Pocket · City of Sacramento · Coordinates: 38.48849, -121.52338
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 $667,000 ($587,000–$747,000).
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 11,761 sq ft lot. Local precedent is active with 1 ADU permit within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ 6 documented municipal building permits on file
On-parcel permit history is indexed through May 29, 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)
- ✓ Active nearby investment (Dutch Bros Corporate Way)
0.3 mi NE in "Finaled / completed" stage — High-impact scale ($2,000,000 declared valuation across 6 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · HCD APR (½-mile radius)
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 (~$8,054/yr at $667,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$671/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:
- 11,761 sq ft (0.27 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03164
- Addresses on lot:
- 19 MOSSBEACH CT
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 11,761 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: $587,000 – $747,000 · 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
- Dutch Bros Corporate Way (Finaled / completed)0.3 mi NE
High-impact scale ($2,000,000 declared valuation across 6 permits).
- Storage Facility on Corporate Way (Issued)0.41 mi NE
High-impact scale ($20,092,704 declared valuation across 2 permits).
Entity-resolved builders & contractors in ½ mile: Sierra Pacific Home And Comfort (1 on parcel, 4 in ½ mi · Remodel / interior alteration); West Cal Painting (4 on parcel, 4 in ½ mi · Plumbing / water heater / sewer); Triark Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Kaler General Contractors (40 in ½ mi · Remodel / interior alteration); Precision General Commercial Contractors (16 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2511079 | Plumbing / water heater / sewer | Finaled | Iss. May 29, 2025 | $800 | AA: SHOWER PAN REPLACEMENT, LIKE FOR LIKE. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. … |
| RES-2510526 | Commercial tenant improvement | Finaled | Iss. May 29, 2025 | $2,500 | EOTC - Remove non-bearing wall between shower and tub. Close out and frame existing door. Open wall for new door add 4 … |
| RES-2510985 | Remodel / interior alteration | Finaled | Iss. May 28, 2025 | $1,500 | 1) Reduce window from 4x4 to 2x4 and it is vinyl material. 2) 2x4 window is being removed/closed out. 3) Converting 1 do… |
| RES-2509071 | Plumbing / water heater / sewer | Finaled | Iss. May 4, 2025 | $2,879 | E-Permit: existing panel 200 Amps - Underground service, adding 8 outlets (120V), adding 6 ceiling mounted lighting fixt… |