19 Waters Cove Ct
Sacramento 95831 · Pocket · City of Sacramento · Coordinates: 38.48890, -121.55049
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 $654,000 ($576,000–$732,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A allows residential use qualifying for ministerial ADU review under state law (1 ADU permit permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Jan 5, 2024, 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)
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)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: 301 Rivergate Way ADUs (0.41 mi N, 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 (~$7,906/yr at $654,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$659/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:
- 9,200 sq ft (0.21 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03165
- Addresses on lot:
- 19 WATERS COVE CT
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: $576,000 – $732,000 · 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
- 301 Rivergate Way ADUs (Entitled)0.41 mi N
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 35 Zephyr Cove Cir (Applied)0.46 mi NE
work_desc changed to "Existing attached garage conversion to a JADU. 430 sq. ft. with new bathroom, kitchen, 3 windows, relocate exterior door and provide new exterior landing, accessibility ramp between JADU and Primary dwelling, level floor, sub panel, mini-split heating-cooling, 1-hour rated wall between dwellings. - PLNG-INSP Carbon monoxide & Smoke alarms are required. Reference CRC sections R310 & R311. Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt). All work subject to field inspections." in snapshot Nov 1, 2026.
- Accessory dwelling unit at 7 Alstan Ct (Issued)0.32 mi N
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: Sierra Pacific Home And Comfort (2 on parcel, 2 in ½ mi · HVAC / heat pump); Bell Brothers Heating And Air (1 on parcel, 2 in ½ mi · Plumbing / water heater / sewer); Progressive Landscapes (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Kitchen Mart (9 in ½ mi · Remodel / interior alteration); Connected Technology (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-2400421 | Plumbing / water heater / sewer | Expired Permit | Iss. Jan 5, 2024 | $4,476 | Change-out installation of Gas - 075 gallon to Gas - 075 gallon, located inside building, screening not required. |
| RES-2119027 | HVAC / heat pump | Finaled | Iss. Aug 31, 2021 | $17,325 | Change-out Split System to Split System. The existing unit shall be removed. The new unit shall be placed in the same lo… |
| RES-2003509 | Plumbing / water heater / sewer | Expired Permit | Iss. Feb 27, 2020 | $3,000 | AA: Gas Line replacement, new leg, 50 L.F. from house to exterior fire pit. “Water conserving fixtures are required to b… |
| RES-1711249 | Plumbing / water heater / sewer | Finaled | Iss. Jun 27, 2017 | — | Change-out installation of Gas - 050 gallon to Gas - 050 gallon, located inside building, screening not required. |