7971 Rush River Dr
Sacramento 95831 · Pocket · City of Sacramento · Coordinates: 38.48368, -121.52072
Executive Verdict · Public-Records Synthesis
Zoned R-2B-PUD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $632,000 ($556,000–$708,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-2B-PUD 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
- ✓ 53 documented municipal building permits on file
On-parcel permit history is indexed through Oct 16, 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)
- ✓ 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)
- ! Delayed or open permit activity on this parcel
General repair (COM-2119102): Issued after 2 mo (3.5× the 14d median) — above the 75th percentile for general repair permits in City of Sacramento (median 14d, 75th pct 29d, n=1,579).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: ACC Assisted Living Facility at Maple Tree (0.44 mi E, fee estimate). 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 (~$7,655/yr at $632,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$638/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:
- 139,828 sq ft (3.21 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03164
- Addresses on lot:
- 7901 RUSH RIVER DR; 7901 RUSH RIVER DR # 1 # 1; 7901 RUSH RIVER DR # 2 # 2
Zoning & Land Use
R-2B-PUD — Multi-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-2B (multifamily residential): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned R-2B (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-2B (multifamily residential), not a single-family residential 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: $556,000 – $708,000 · 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
- ACC Assisted Living Facility at Maple Tree (Fee estimate)0.44 mi E
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).
- General repair (COM-2119102) (Finaled)On this parcel
Issued after 2 mo (3.5× the 14d median) — above the 75th percentile for general repair permits in City of Sacramento (median 14d, 75th pct 29d, n=1,579).
- General repair (COM-2119099) (Finaled)On this parcel
Issued after 2 mo (3.5× the 14d median) — above the 75th percentile for general repair permits in City of Sacramento (median 14d, 75th pct 29d, n=1,579).
Entity-resolved builders & contractors in ½ mile: Graves 7 (13 on parcel, 13 in ½ mi · Plumbing / water heater / sewer); Lawton Construction And Restoration (10 on parcel, 10 in ½ mi · Windows / doors / siding); Heim Boys Heating And Air (10 on parcel, 10 in ½ mi · HVAC / heat pump); D 7 Roofing Services (8 on parcel, 8 in ½ mi · Roof replacement); Blvd Residential (5 on parcel, 5 in ½ mi · General repair).
Permit & Project History on This Parcel (53 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2623012 | HVAC / heat pump | Issued | Iss. Oct 16, 2026 | $7,600 | HVAC Permit: FOR #20- Like for like 2 ton, 14.3 SEER2, R41a, hydronic, split HVAC system change out with outdoor conden… |
| COM-2615566 | HVAC / heat pump | Issued | Iss. Jul 29, 2026 | $7,000 | HVAC Permit; FOR UNIT #24 Remove and replace like for like central split HP HVAC system. The existing unit shall be re… |
| COM-2607993 | Plumbing / water heater / sewer | Finaled | Iss. Apr 22, 2026 | $3,050 | Change-out installation of Gas - 050 gallon to Gas - 050 gallon, located inside building, screening not required. |
| COM-2602848 | HVAC / heat pump | Issued | Iss. Feb 17, 2026 | $7,000 | Remove and replace like for like central split hp hvac system. As noted on form CDD-0036, appliances heavier than 400lbs… |