110 Portinao Cir
Sacramento 95831 · Pocket · City of Sacramento · Coordinates: 38.49518, -121.55482
Executive Verdict · Public-Records Synthesis
Zoned R-1-R in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $693,000 ($610,000–$776,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R-1-R supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 8,276 sq ft lot. Local precedent is active with 2 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$44,589 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest May 29, 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)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 7131 Pocket Rd (0.14 mi NE, in review). 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 (~$8,350/yr at $693,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$696/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:
- 8,276 sq ft (0.19 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03165
- Addresses on lot:
- 110 PORTINAO CIR
Zoning & Land Use
R-1-R — 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 8,276 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: $610,000 – $776,000 · 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
- Accessory dwelling unit at 7131 Pocket Rd (In review)0.14 mi NE
In "In review" for 4 mo (since Jul 27, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657). contractor changed to "INTEGRITY CONSTRUCTION & SOLUTIONS INC" in snapshot Nov 1, 2026.
- 301 Rivergate Way ADUs (Entitled)0.15 mi E
In "Entitled" for 4.9 yr (since Dec 28, 2021), exceeding the 184d median and 575d 90th percentile for new duplex / half-plex permits in City of Sacramento (n=115).
- Accessory dwelling unit at 6860 Trudy Way (Issued)0.43 mi N
Active in "Issued" for 2.8 yr (first record Jan 30, 2024) with no new permit activity recorded in 2.7 yr.
- Accessory dwelling unit at 7 Alstan Ct (Issued)0.18 mi SE
Active in "Issued" for 13 mo (first record Oct 8, 2025) with no new permit activity recorded in 10 mo.
Entity-resolved builders & contractors in ½ mile: Best Of Remodel (1 on parcel, 3 in ½ mi · Remodel / interior alteration); Phillip Isaacs Construction (2 on parcel, 3 in ½ mi · Windows / doors / siding); Gvd Renovations (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Kitchen Mart (14 in ½ mi · Remodel / interior alteration); Yancey (9 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-2611104 | Remodel / interior alteration | Finaled | Iss. May 29, 2026 | $23,000 | Bathroom Remodel Permit: Remove and replace tub/valve, R/R toilet 1.28 GPF, R/R vanity, sink hookup. R/R texture & pai… |
| RES-2411655 | Remodel / interior alteration | Finaled | Iss. May 29, 2024 | $63,121 | kitchen remodel like for like demo existing cabinets, countertops, sink, and appliances update plumbing electrical and T… |
| RES-1919061 | Windows / doors / siding | Expired Permit | Iss. Oct 3, 2019 | $8,080 | INSTALL APPROX. 5.5 SQ LP FIBER CEMENT SIDING AND TRIM |
| RES-1823058 | Windows / doors / siding | Finaled | Iss. Dec 4, 2018 | $15,090 | Replace 20 aluminum windows and 3 aluminum patio sliders with new vinyl. Like for like in size and location installed as… |