Windbridge Dr
Sacramento 95831 · Pocket · City of Sacramento · Coordinates: 38.48374, -121.53360
Executive Verdict · Public-Records Synthesis
Zoned R-2B-R in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $706,000 ($621,000–$791,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-2B-R allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$39,960 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Jun 27, 2024).
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
Remodel / interior alteration (COM-1823206): Issued after 10 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
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 (0.33 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 (~$8,498/yr at $706,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$708/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:
- 11,674 sq ft (0.27 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03165
- Addresses on lot:
- 7582 RUSH RIVER DR; 7582 RUSH RIVER DR # 25 # 25; 7582 RUSH RIVER DR # 26 # 26
Zoning & Land Use
R-2B-R — 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: $621,000 – $791,000 · 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
- Remodel / interior alteration (COM-1823206) (Finaled)On this parcel
Issued after 10 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
- Remodel / interior alteration (COM-1823205) (Expired Permit)On this parcel
Issued after 10 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
- Soohoo Leon Residence 863 Cobble Cove Ln (Entitled)0.33 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)0.33 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 (1 on parcel, 1 in ½ mi · HVAC / heat pump); Gala Construction (142 in ½ mi · Remodel / interior alteration); Connected Technology (13 in ½ mi · Remodel / interior alteration); Premier Pools (11 in ½ mi · Pool / spa); Kitchen Mart (10 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2413476 | HVAC / heat pump | Finaled | Iss. Jun 27, 2024 | $1,900 | HVAC Permit: Remove and replace HVAC split system in the same location, like for like. The existing unit shall be remov… |
| RES-2217811 | HVAC / heat pump | Withdrawn | Iss. Aug 22, 2022 | $5,489 | No Duct Work Permitted. Change-out Furnace Only (Split System) to Furnace Only (Split System). The existing unit shall b… |
| RES-2217809 | HVAC / heat pump | Withdrawn | Iss. Aug 22, 2022 | $5,489 | No Duct Work Permitted. Change-out Furnace Only (Split System) to Furnace Only (Split System). The existing unit shall b… |
| COM-1823206 | Remodel / interior alteration | Finaled | Iss. Sep 30, 2019 | $50,455 | EPC - APARTMENT BLDG #12. Replace exterior siding; new covered entries (93 SF); replace all windows; replace exterior s… |