7678 River Village Dr
Sacramento 95831 · Pocket · City of Sacramento · Coordinates: 38.48305, -121.53869
Executive Verdict · Public-Records Synthesis
Zoned R-1 in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $642,000 ($565,000–$719,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 6,098 sq ft lot.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$8,910 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Sep 23, 2026).
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 (RES-2621202): Pending in review for 2 mo (3.6× 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)
- ! Year 1 Prop 13 tax reset (~$7,769/yr at $642,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$647/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:
- 6,098 sq ft (0.14 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03165
- Addresses on lot:
- 7678 RIVER VILLAGE DR
Zoning & Land Use
R-1 — Single-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-1 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned R-1, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R-1, a single-family residential zone. The lot is 6,098 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.
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: $565,000 – $719,000 · 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
- General repair (RES-2621202) (Plan Check Target)On this parcel
Pending in review for 2 mo (3.6× 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: Yancey (2 on parcel, 3 in ½ mi · Windows / doors / siding); Bam Construction Services (2 on parcel, 2 in ½ mi · Remodel / interior alteration); Montgomery Structural Lifters (1 on parcel, 1 in ½ mi · General repair); Water Heater Experts (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Gala Construction (142 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2621202 | General repair | Plan Check Target | App. Sep 23, 2026 | $50,000 | Foundation Push Pier Repair |
| RES-1806312 | Plumbing / water heater / sewer | Finaled | Iss. Apr 6, 2018 | $3,897 | Change-out installation of Gas - 050 gallon to Gas - Tankless, located inside building, screening not required. |
| RES-1802336 | Windows / doors / siding | Issued | Iss. Feb 7, 2018 | $8,266 | CHANGE OUT 2 WINDOWS. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314 |
| RES-1709981 | Windows / doors / siding | Expired Permit | Iss. Jun 9, 2017 | $8,266 | CHANGE OUT 2 WINDOWS |
| RES-1607843 | Remodel / interior alteration | Finaled |