7684 Blackwater Way
Sacramento 95831 · Pocket · City of Sacramento · Coordinates: 38.47897, -121.53740
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 $772,000 ($679,000–$865,000).
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
- ✓ 8 documented municipal building permits on file
On-parcel permit history is indexed through Feb 4, 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)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: Soohoo Leon Residence 863 Cobble Cove Ln (0.46 mi E, 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 (~$9,251/yr at $772,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$771/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 · Half-Plex
- Tax rate area:
- 03165
- Addresses on lot:
- 7684 BLACKWATER WAY
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: $679,000 – $865,000 · 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
Nearby Activity (½ mile radius, since November 2024)
1 active or recent development project (1 housing units across completed, permitted, and pipeline stages) and 326 total building permits recorded within ½ mile.
- Adds housing (ADU)1 permit (1 units)
- Additions & renovations33 permits
- Building systems273 permits
- Repairs13 permits
- Other6 permits
Developments Deserving Closer Investigation & Active Area Builders
- Soohoo Leon Residence 863 Cobble Cove Ln (Entitled)0.46 mi E
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)0.44 mi E
High-impact scale (1 housing unit, $900,000 declared valuation across 2 permits).
Entity-resolved builders & contractors in ½ mile: Bell Brothers Heating And Air (4 on parcel, 4 in ½ mi · Plumbing / water heater / sewer); Oldtown Electric (1 on parcel, 2 in ½ mi · Electrical / panel); Eagle Ridge Construction And Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Rps Remodeling (1 on parcel, 1 in ½ mi · Windows / doors / siding); California Delta Mechanical (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer).
Permit & Project History on This Parcel (8 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2602339 | Roof replacement | Finaled | Iss. Feb 4, 2026 | $23,304 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 20 squares of 30yr Laminated Dimensional Composition. In-progress in… |
| RES-2513099 | Plumbing / water heater / sewer | Finaled | Iss. Jun 23, 2025 | $7,093 | Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required. |
| RES-2424812 | Electrical / panel | Finaled | Iss. Nov 11, 2024 | $1,300 | E-Permit: existing panel 125 Amps - Underground service, new main panel 125 Amps, N/A weather head/masthead work. |
| RES-2120422 | Plumbing / water heater / sewer | Expired Permit | Iss. Sep 21, 2021 | $26,442 | E-Permit: Drain Line replacement or repair, 30 L.F. |
| RES-2114644 | HVAC / heat pump | Finaled | Iss. Jul 7, 2021 | $34,434 | Change-out Split System to Split System. The existing unit shall be removed. The new unit shall be placed in the same lo… |
| RES-2114012 | Plumbing / water heater / sewer | Finaled | Iss. Jun 29, 2021 | $6,825 | E-Permit: Sewer Service replacement or repair, Trenchless 26 L.F. |
| RES-1700419 | Plumbing / water heater / sewer | Finaled | Iss. Jan 11, 2017 | $1,057 | Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required. |
| RES-1600459 | Windows / doors / siding | Finaled | Iss. Jan 12, 2016 | $9,750 | overlay reside exterior with james hardie fiber cement lap siding. Carbon monoxide & Smoke alarms required. Reference … |