7282 Rush River Dr
Sacramento 95831 · Pocket · City of Sacramento · Coordinates: 38.49286, -121.53856
Executive Verdict · Public-Records Synthesis
Zoned R-1A in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $636,000 ($560,000–$712,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$15,300 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Sep 25, 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)
- ! Year 1 Prop 13 tax reset (~$7,700/yr at $636,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$642/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:
- 4,792 sq ft (0.11 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03165
- Addresses on lot:
- 7282 RUSH RIVER DR
Zoning & Land Use
R-1A — 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: $560,000 – $712,000 · 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
Entity-resolved builders & contractors in ½ mile: Bell Brothers Heating And Air (2 on parcel, 2 in ½ mi · HVAC / heat pump); Velera Energy California (1 on parcel, 1 in ½ mi · Solar / battery storage); Kitchen Mart (14 in ½ mi · Remodel / interior alteration); Yancey (9 in ½ mi · Remodel / interior alteration); Connected Technology (9 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2620687 | Solar / battery storage | Finaled | Iss. Sep 25, 2026 | $34,000 | 0kw Solar PV System, 27 kw PV Storage System Size and 0gal Solar WH System (water heater installed null). All supply sid… |
| RES-2514710 | HVAC / heat pump | Finaled | Iss. Jul 14, 2025 | $28,871 | HVAC Permit: CHANGE OUT DUCTWORK LIKE FOR LIKE IN SAME LOCATION (10 SUPPIES/ 1 RETURN) AND CHANGE OUT INUSLATION R38 12… |
| RES-2514359 | Plumbing / water heater / sewer | Finaled | Iss. Jul 9, 2025 | $5,463 | Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required. |