Windbridge Dr
Sacramento 95831 · Pocket · City of Sacramento · Coordinates: 38.48429, -121.53323
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 $767,000 ($675,000–$859,000).
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 (+$70,954 contributory est.)
Public building records show issued construction/renovation work on this parcel (12 total permits, latest Sep 10, 2025).
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-1823211): Issued after 8 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 (0.35 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 (~$9,194/yr at $767,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$766/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:
- 20,996 sq ft (0.48 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03165
- Addresses on lot:
- 7590 RUSH RIVER DR; 7590 RUSH RIVER DR # 1 # 1; 7590 RUSH RIVER DR # 2 # 2
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: $675,000 – $859,000 · 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-1823211) (Finaled)On this parcel
Issued after 8 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-1823210) (Finaled)On this parcel
Issued after 8 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-1823209) (Finaled)On this parcel
Issued after 8 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)0.35 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).
Entity-resolved builders & contractors in ½ mile: Kevin Lv Smith (5 on parcel, 5 in ½ mi · HVAC / heat pump); Graves 7 (3 on parcel, 3 in ½ mi · Plumbing / water heater / sewer); Heim Property Maintenance (1 on parcel, 1 in ½ mi · Electrical / panel); Gala Construction (142 in ½ mi · Remodel / interior alteration); Precision General Commercial Contractors (16 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (12 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2519097 | Plumbing / water heater / sewer | Expired Permit | Iss. Sep 10, 2025 | $3,295 | Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required. |
| COM-2423410 | HVAC / heat pump | Finaled | Iss. Nov 4, 2024 | $1,900 | UNIT #3 -HVAC Permit: Remove and replace 2 ton split system in unit 14 with furnace and coil in the closet and AC on th… |
| COM-2421551 | HVAC / heat pump | Finaled | Iss. Oct 2, 2024 | $1,900 | HVAC Permit: Remove and replace 2 ton split system in unit 14 with furnace and coil in the closet and AC on the ground … |
| COM-2407445 | Plumbing / water heater / sewer | Expired Permit | Iss. Apr 8, 2024 | $3,295 | Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required. |