855 Gulfwind Way
Sacramento 95831 · Pocket · City of Sacramento · Coordinates: 38.48749, -121.52731
Executive Verdict · Public-Records Synthesis
Zoned R-1A-R in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $645,000 ($568,000–$722,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A-R allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$28,253 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Jun 12, 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)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: Soohoo Leon Residence 863 Cobble Cove Ln (0.5 mi S, 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 (~$7,803/yr at $645,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$650/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:
- 4,356 sq ft (0.10 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03165
- Addresses on lot:
- 855 GULFWIND WAY
Zoning & Land Use
R-1A-R — 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: $568,000 – $722,000 · 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
- Soohoo Leon Residence 863 Cobble Cove Ln (Entitled)0.5 mi S
In "Entitled" for 6.2 yr (since Sep 2, 2020), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- Dutch Bros Corporate Way (Finaled / completed)0.49 mi NE
High-impact scale ($2,000,000 declared valuation across 6 permits).
Entity-resolved builders & contractors in ½ mile: Sierra Pacific Home And Comfort (1 on parcel, 4 in ½ mi · Remodel / interior alteration); 3js Electric And Painting (2 on parcel, 3 in ½ mi · Pool / spa); Pool Diggers (2 on parcel, 2 in ½ mi · Pool / spa); Air Tech HVAC (1 on parcel, 1 in ½ mi · HVAC / heat pump); Elk Grove Plumbing And Drain (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2512279 | HVAC / heat pump | Finaled | Iss. Jun 12, 2025 | $18,900 | No Duct Work Permitted. Change-out Split System to Split System (all-electric heat pump). The existing unit shall be rem… |
| RES-2415816 | Remodel / interior alteration | Expired Permit | Iss. Jul 24, 2024 | $500 | EV CHARGER NEXT TO MAIN ELECTRICAL PANEL. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. W… |
| RES-2414024 | Plumbing / water heater / sewer | Finaled | Iss. Jun 26, 2024 | $5,400 | Change-out installation of Gas - 050 gallon to Electric - 052 gallon, located inside building, screening not required. |
| RES-2413190 | Electrical / panel | Expired Permit | Iss. Jun 16, 2024 | $3,800 | E-Permit: existing panel 100 Amps - Underground service, new main panel 200 Amps, N/A weather head/masthead work, adding… |