638 Lake Front Dr
Sacramento 95831 · Pocket · City of Sacramento · Coordinates: 38.48314, -121.53258
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.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 86 documented municipal building permits on file
On-parcel permit history is indexed through Aug 6, 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
HVAC / heat pump (COM-2611001): Pending in review for 6 mo — slower than 90% of hvac / heat pump permits in City of Sacramento (median 0d, 90th pct 2d, n=19,324).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: Soohoo Leon Residence 863 Cobble Cove Ln (0.27 mi SE, 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 (~$7,655/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:
- 290,110 sq ft (6.66 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03165
- Addresses on lot:
- 616 LAKE FRONT DR; 616 LAKE FRONT DR # 63 # 63; 616 LAKE FRONT DR # 64 # 64
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
- HVAC / heat pump (COM-2611001) (Applied)On this parcel
Pending in review for 6 mo — slower than 90% of hvac / heat pump permits in City of Sacramento (median 0d, 90th pct 2d, n=19,324).
- HVAC / heat pump (RES-2218126) (Finaled)On this parcel
Issued after 2 mo — slower than 90% of hvac / heat pump permits in City of Sacramento (median 0d, 90th pct 2d, n=19,324).
- Soohoo Leon Residence 863 Cobble Cove Ln (Entitled)0.27 mi SE
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).
- New home at 863 Cobble Cove Ln (Finaled / completed)0.27 mi SE
High-impact scale (1 housing unit, $900,000 declared valuation across 2 permits).
Entity-resolved builders & contractors in ½ mile: Kevin Lv Smith (22 on parcel, 22 in ½ mi · HVAC / heat pump); Davis Construction Service (17 on parcel, 20 in ½ mi · Windows / doors / siding); Advanced Roof Design (16 on parcel, 16 in ½ mi · Roof replacement); Service Pro (11 on parcel, 11 in ½ mi · HVAC / heat pump); Heim Property Maintenance (6 on parcel, 6 in ½ mi · HVAC / heat pump).
Permit & Project History on This Parcel (86 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2616966 | HVAC / heat pump | Finaled | Iss. Aug 6, 2026 | $4,781 | SPLIT SYSTEM CHANGE OUT IN UNIT 118. HEAT PUMP ON THE GROUND AND AIR HANDLER IN THE CLOSET. The existing unit shall be r… |
| COM-2611037 | Windows / doors / siding | Finaled | Iss. Jun 5, 2026 | $1,490 | Window Permit: FOR UNIT 140- Install one nail finishing window in the back bedroom. Like for like size and location. Me… |
| COM-2611479 | HVAC / heat pump | Finaled | Iss. Jun 4, 2026 | $4,800 | HVAC Permit: Remove and replace HVAC split system in unit 103, like for like. The existing unit shall be removed. The … |
| COM-2611001 | HVAC / heat pump | Applied | App. May 28, 2026 | $4,800 | HVAC Permit: FOR UNIT 103- Remove and replace HVAC split system, like for like. The existing unit shall be removed. The… |