Sacramento 95831 · Pocket · APN 031-0970-017-0000 · City of Sacramento
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 $651,000 ($573,000–$729,000).
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 8,712 sq ft lot.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
On-parcel permit history is indexed through Oct 14, 2026, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$651,000
Benchmark range: $573,000 – $729,000
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)
Closest lead: Klotz Ranch Apartments (0.46 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)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$656/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
243 permits within ½ mile since November 2024
The map shows new construction, ADUs, demolitions, additions, and renovations. Routine systems work (roofs, HVAC, water heaters) is counted but not mapped. Unit counts are as stated on permits.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: permits located by parcel, ½ mile radius · Source updated Nov 1, 2026 · Retrieved Nov 3, 2026
Public-records benchmark estimate combining Zillow Home Value Index (Data provided by Zillow), Census ACS 5-year estimates, parcel land-use/lot characteristics, and issued building permits. Not an official appraisal.
No ADU or new-home permits recorded within ¼ mile in this window.
Permit counts, by the date issued (or applied, if not yet issued). Lot splits are planning cases, which we don't have.
We read public zoning and hazard maps against state law (ADUs: Gov. Code 66314; SB 9: Gov. Code 65852.21 and 66411.7). Local rules, title, tenancy history and site conditions can change the answer. Check with City of Sacramento's planning department before relying on it.
Sources: City of Sacramento CDD, Zoning (retrieved Nov 11, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Nov 9, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Nov 9, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Nov 9, 2026) · Zoning classes: our classification of R-1 as single-family residential, checked against the zone description on Oct 24, 2026
Chronological history of building permit applications and issuances, snapshot-dated status changes, State housing entitlements, surrounding development within ½ mile, and area home-value trends.
In "Fee estimate" for 10.4 yr (since Jun 8, 2016), with no new permit record in 8.4 yr. · $12,000,000 declared valuation
In "Entitled" for 5.8 yr (since Feb 5, 2021), with no new permit record in 5.8 yr. · 266 units
Nearby plumbing / water heater / sewer (1260 Grand River Dr): First appeared in published agency feed
Record RES-2622512 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (7567 Greenhaven Dr): Status changed from Applied to Process Wait
Record COM-2618947 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (1016 E Landing Way): Status changed from Issued to Finaled
Record RES-2618290 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (7565 Greenhaven Dr): Status changed from Applied to Process Wait
Record COM-2618945 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (7659 Greenhaven Dr): Status changed from Issued to Expired Permit
Record RES-2521799 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby pool / spa (7721 Sleepy River Way): First appeared in published agency feed
Record RES-2621766 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (1110 Alder Tree Way): Status changed from Applied to Process Wait
Record COM-2618929 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (8 Florence Ct): Status changed from Issued to Finaled
Record RES-2616580 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (1160 Alder Tree Way): Status changed from Applied to Process Wait
Record COM-2618939 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (7547 Greenhaven Dr): Status changed from Applied to Process Wait
Record COM-2618932 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (1011 Rio Cidade Way): First appeared in published agency feed
Record RES-2622950 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (1336 Manzano Way): First appeared in published agency feed
Record RES-2621528 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (7569 Greenhaven Dr): Status changed from Applied to Process Wait
Record COM-2618950 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (7672 Del Oak Way): First appeared in published agency feed
Record RES-2622407 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (7557 Greenhaven Dr): Status changed from Applied to Process Wait
Record COM-2618953 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Cross-referenced intelligence from our historical development graph—connecting parcels, permits, entity-resolved builders, empirical review-time distributions, and neighborhood renovation trends.
Explore full City of Sacramento development graph →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).
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).
High-impact scale (49 housing units, $6,551,379 declared valuation across 79 permits).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 8,924 parcels
−7.3% YoY
City baseline: 30.4 / 1k
318 in trailing 24m
Includes 7 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Good Roof Worx | Roof replacement | 1 on parcel1 in ½ mi | $20,000 | 0 vs 0 prior |
| Sequoia Construction Services Recent nearby: 7545 Greenhaven Dr (Oct 13, 2026) | Commercial tenant improvement | 27 in ½ mi | $4,900,000 | 27 vs 0 prior |
| Kitchen Mart Recent nearby: 16 Paisan Ct (Oct 24, 2025) | Remodel / interior alteration |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family home | 3,657 | 28d | 45d | 85d | 184d | 41d(vs 51d prior) |
| New duplex / half-plex | 115 | 82d | 184d | 416d | 575d | 144d(vs 361d prior) |
| New multifamily / condos / mixed-use | 199 | 125d | 210d | 365d | 627d | 199d(vs 289d prior) |
| Accessory dwelling unit (new or conversion) |
HUD Small Area Fair Market Rent · ZIP 95831
HUD FY 2026 · 40th-percentile gross rentCensus ACS 5-year median gross rent (all bedroom counts combined):
Area home-value benchmarks (not an appraisal)
ZIP & neighborhood mediansUnder California Proposition 13, the seller's historical assessed value does not carry over to a buyer. On sale, the parcel is reassessed at the purchase price: 1.00% base rate ($8,685/yr) + local voter-approved bond debt ($1,216/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
Model adding a backyard ADU or garage conversion under California's Prop 13 blended new-construction assessment (existing house & land tax base stays intact; only ADU build cost is assessed) and SB 13 impact-fee rules.
Statutory notes: Under CA Gov. Code § 66324 (SB 13), local agencies cannot impose development impact fees on ADUs under 750 sq ft (plan-check, school district fees ≥500 sq ft, and utility connection fees still apply). Under CA Rev. & Tax. Code § 71, building an ADU triggers a supplemental assessment on the new construction value without reassessing the existing dwelling or land. Newly built ADUs also carry a rolling 15-year exemption from statewide AB 1482 rent caps from certificate of occupancy.
−$24,898/yr
Cash needed: $197,625
NOI: $30,086/yr
P&I: $4,582/mo
For $0/mo net cash flow
At $4,625/mo gross rent
| Scenario | Assumptions | Year 1 Rent | Year 1 Cash Flow | Cash-on-Cash | Break-Even Rent | Year 5 Cash Flow |
|---|---|---|---|---|---|---|
| Conservative | −8% starting rent, +3% vacancy, +3% combined maintenance/CapEx, 1.5%/yr rent growth | $4,255/mo | −$2,606/mo | -15.8% | $7,893/mo | −$2,504/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $4,625/mo | −$2,075/mo | -12.6% | $7,306/mo | −$1,711/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $4,903/mo | −$1,769/mo | -10.7% | $7,136/mo | −$1,107/mo |
Rental regulatory context (informational only — not legal advice):
California AB 1482 (Tenant Protection Act, Civ. Code § 1947.12) caps annual rent increases at 5% + local CPI (max 10%) on covered properties. In City of Sacramento: Sacramento Tenant Protection Program (City Code Ch. 5.156) — 5% + CPI (8.6% cap effective July 1, 2026) for covered pre-1995 multifamily units. Official program rules ↗
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 36 squares of 50yr Laminated Dimensional Composition. CRRC: 0676-0136
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel (APN) · Source updated Nov 1, 2026 · Retrieved Nov 3, 2026 · Applied and issued dates come from the city's Applied and Issued permit datasets. The city publishes current status without a date, so status changes are dated by the window between our snapshots.
No housing activity reported to the State for this parcel (2018–2025 reports).
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Nov 9, 2026 · From City of Sacramento's Housing Element Annual Progress Reports. A project can appear in several report years as it moves from entitlement to permit to completion.
Source: City of Sacramento CDD, Zoning · Geography: zoning district polygon at parcel point · Source updated Nov 11, 2026 · Retrieved Nov 11, 2026
0.20 acres
Assessor's classification for assessment purposes. This is not zoning.
11 RIVER GARDEN CT
Source: Sacramento County GIS, Parcels · Geography: parcel · Source updated Nov 15, 2026 · Retrieved Nov 15, 2026
Assessed values and limited building characteristics (Sacramento County Assessor)
Current roll value. This is assessed value, not market value.
Search by parcel number 031-0970-017-0000. Shows direct levies and special assessments.
Search the city's permit system by address or record number
The official flood hazard map for this location. Our reading of it is under What could be built here.
This site does not show owner names.
| $320,375 |
| 62 vs 72 prior−14% |
| The Spanos Recent nearby: 7606 Klotz Ranch Ct (Oct 3, 2024) | New multifamily / condos / mixed-use | 9 in ½ mi | $43,046,966 | 4 vs 2 prior |
| Crowne Development Recent nearby: 7618 River Ranch Way (Sep 6, 2016) | New single-family home | 7 in ½ mi | $2,334,064 | 0 vs 0 prior |
| Connected Technology Recent nearby: 12 Capri Ct (Feb 3, 2026) | Remodel / interior alteration | 7 in ½ mi | $9,124 | 117 vs 248 prior−53% |
| Dave Gross Enterprises Recent nearby: 7721 Sleepy River Way (Sep 30, 2026) | Pool / spa | 6 in ½ mi | $363,237 | 13 vs 37 prior−65% |
| Premier Pools Recent nearby: 7706 El Douro Dr (Nov 30, 2021) | Pool / spa | 5 in ½ mi | $319,945 | 0 vs 0 prior |
| Rose Remodeling Recent nearby: 8078 Linda Isle Ln (Sep 2, 2025) | Remodel / interior alteration | 5 in ½ mi | $262,893 | 86 vs 76 prior+13% |
| Yancey Recent nearby: 7759 El Rito Way (Apr 20, 2021) | Remodel / interior alteration | 5 in ½ mi | $143,608 | 38 vs 46 prior−17% |
| 1,693 |
| 57d |
| 97d |
| 172d |
| 284d |
| 97d(vs 103d prior) |
| Addition (adds square footage) | 1,948 | 6d | 42d | 83d | 162d | 49d(vs 43d prior) |
| Remodel / interior alteration | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvement | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| Roof replacementOn this parcel | 19,072 | 0d | 0d | 0d | 2d | 0d |
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Computed from issued permits with recorded application and issuance dates over the trailing 60 months. Categories with fewer than 20 permits are excluded.