Sacramento 95831 · Pocket · APN 031-1220-019-0000 · City of Sacramento
Zoned R-1-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A flood due diligence; benchmark value $905,000 ($796,000–$1,014,000).
Zone R-1-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Aug 13, 2024).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$905,000
Benchmark range: $796,000 – $1,014,000
Zone A: 1% annual chance flood (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
Source: FEMA National Flood Hazard Layer (parcel polygon)
Addition (adds square footage) (RES-2120505): Issued after 4 mo (3.1× the 42d median) — above the 75th percentile for addition (adds square footage) permits in City of Sacramento (median 42d, 75th pct 83d, n=1,948).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: Soohoo Leon Residence 863 Cobble Cove Ln (0.37 mi W, entitled). Inspect timeline history before assuming near-term completion.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · HCD APR (½-mile radius)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$897/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
Since November 2024 within ½ mile: 2 homes completed.
2 projects with a record in this window, grouped by us from permits and State housing reports. Units are as proposed on each project's latest record and counted at its current stage.
482 permits within ½ mile since November 2024
The map shows new construction, ADUs, demolitions, additions, and renovations. Routine systems work (roofs, HVAC, water heaters) is counted but not mapped. Unit counts are as stated on permits.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: permits located by parcel, ½ mile radius · Source updated Nov 1, 2026 · Retrieved Nov 3, 2026
Public-records benchmark estimate combining Zillow Home Value Index (Data provided by Zillow), Census ACS 5-year estimates, parcel land-use/lot characteristics, and issued building permits. Not an official appraisal.
No ADU or new-home permits recorded within ¼ mile in this window.
Permit counts, by the date issued (or applied, if not yet issued). Lot splits are planning cases, which we don't have.
We read public zoning and hazard maps against state law (ADUs: Gov. Code 66314; SB 9: Gov. Code 65852.21 and 66411.7). Local rules, title, tenancy history and site conditions can change the answer. Check with City of Sacramento's planning department before relying on it.
Sources: City of Sacramento CDD, Zoning (retrieved Nov 11, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Nov 9, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Nov 9, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Nov 9, 2026) · Zoning classes: our classification of R-1 as single-family residential, checked against the zone description on Oct 24, 2026
Chronological history of building permit applications and issuances, snapshot-dated status changes, State housing entitlements, surrounding development within ½ mile, and area home-value trends.
In "Entitled" for 6.2 yr (since Sep 2, 2020), with no new permit record in 6.2 yr. · 1 unit
Nearby commercial tenant improvement (7547 Greenhaven Dr): Status changed from Applied to Process Wait
Record COM-2618932 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (809 Cobble Cove Ln): Status changed from Plan Check Target to Issued
Record RES-2621359 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (809 Cobble Cove Ln): Issued date changed from (blank) to 2026-10-23
Record RES-2621359 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (809 Cobble Cove Ln): Description text was updated
Record RES-2621359 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (809 Cobble Cove Ln): Project name changed from addition / remodel to Addition / Remodel
Record RES-2621359 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (7971 Rush River Dr): First appeared in published agency feed
Record COM-2623012 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (1011 Rio Cidade Way): First appeared in published agency feed
Record RES-2622950 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (7637 Marina Cove Dr): Status changed from Issued to Finaled
Record RES-2618604 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (7569 Greenhaven Dr): Status changed from Applied to Process Wait
Record COM-2618950 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (7672 Del Oak Way): First appeared in published agency feed
Record RES-2622407 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (7557 Greenhaven Dr): Status changed from Applied to Process Wait
Record COM-2618953 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (14 Spinner Point Ct): Status changed from Issued to Expired Permit
Record RES-2522028 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (8 Venezia Ct): Status changed from Issued to Finaled
Record RES-2617153 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (7553 Greenhaven Dr): Status changed from Applied to Process Wait
Record COM-2618954 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (1128 Rio Cidade Way): Status changed from Issued to Finaled
Record RES-2618360 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Cross-referenced intelligence from our historical development graph—connecting parcels, permits, entity-resolved builders, empirical review-time distributions, and neighborhood renovation trends.
Explore full City of Sacramento development graph →Issued after 4 mo (3.1× the 42d median) — above the 75th percentile for addition (adds square footage) permits in City of Sacramento (median 42d, 75th pct 83d, n=1,948).
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).
High-impact scale (1 housing unit, $900,000 declared valuation across 2 permits).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 8,924 parcels
−7.3% YoY
City baseline: 30.4 / 1k
318 in trailing 24m
Includes 7 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Lakeview Construction Group | Addition (adds square footage) | 1 on parcel1 in ½ mi | $855,000 | 0 vs 0 prior |
| Legnon Construction | Pool / spa | 1 on parcel1 in ½ mi | $85,000 | 0 vs 0 prior |
| Cmco Solutions | Solar / battery storage | 1 on parcel1 in ½ mi | $83,901 |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family home | 3,657 | 28d | 45d | 85d | 184d | 41d(vs 51d prior) |
| New duplex / half-plex | 115 | 82d | 184d | 416d | 575d | 144d(vs 361d prior) |
| New multifamily / condos / mixed-use | 199 | 125d | 210d | 365d | 627d | 199d(vs 289d prior) |
| Accessory dwelling unit (new or conversion) |
HUD Small Area Fair Market Rent · ZIP 95831
HUD FY 2026 · 40th-percentile gross rentCensus ACS 5-year median gross rent (all bedroom counts combined):
Area home-value benchmarks (not an appraisal)
ZIP & neighborhood mediansUnder California Proposition 13, the seller's historical assessed value does not carry over to a buyer. On sale, the parcel is reassessed at the purchase price: 1.00% base rate ($9,050/yr) + local voter-approved bond debt ($1,267/yr) + fixed direct levies/Mello-Roos ($450/yr).
Mapped hazard zone insurance context on this parcel:
Model adding a backyard ADU or garage conversion under California's Prop 13 blended new-construction assessment (existing house & land tax base stays intact; only ADU build cost is assessed) and SB 13 impact-fee rules.
−$45,297/yr
Cash needed: $199,100
NOI: $9,617/yr
P&I: $4,576/mo
For $0/mo net cash flow
At $2,550/mo gross rent
| Scenario | Assumptions | Year 1 Rent | Year 1 Cash Flow | Cash-on-Cash | Break-Even Rent | Year 5 Cash Flow |
|---|---|---|---|---|---|---|
| Conservative | −8% starting rent, +3% vacancy, +3% combined maintenance/CapEx, 1.5%/yr rent growth | $2,346/mo | −$4,068/mo | -24.5% | $8,024/mo | −$4,064/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,550/mo | −$3,775/mo | -22.8% | $7,427/mo | −$3,626/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,703/mo | −$3,607/mo | -21.7% | $7,254/mo | −$3,294/mo |
Rental regulatory context (informational only — not legal advice):
California AB 1482 (Tenant Protection Act, Civ. Code § 1947.12) caps annual rent increases at 5% + local CPI (max 10%) on covered properties. In City of Sacramento: Sacramento Tenant Protection Program (City Code Ch. 5.156) — 5% + CPI (8.6% cap effective July 1, 2026) for covered pre-1995 multifamily units. Official program rules ↗
ROOF MOUNT PV SOLAR 14.94 W/ESS
14.94kw Solar PV System, and 0gal Solar WH System (water heater installed null) and ESS battery system. All supply side connections, main breaker change-out, and/or panel upgrade will require a second inspection. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314, Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt). ALL WORK SUBJECT TO FIELD INSPECTION.
REVISION TO RES-2120505
EPC - REVISION TO RES-2120505: modify structural components to account for onsite soil conditions and reinforcements required to tie into the existing structure.
EOTC - IN GROUND GUNITE POOL AND SPA
EXPEDITED - IN GROUND GUNITE POOL AND SPA Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314
addition /remodel
EXPEDITED - EPC - 1ST FLOOR 611 SQ FT HABITALE, 96 SQ FT SAUNA, 704 SQ FT TRELLIS, 249 SQ FT COVERED DECK, 40 SQ FT COVERED SAUNA PORCH, 2ND FLOOR 159 SQ FT HABITALE, 365 SQ MASTER BEDROOM DECK Expand / remodel (E) Great Room, Dining Room, & Kitchen. Addition of new Laundry Room and Pantry. Conversion of (E) Office to Bedroom. Addition of new Guest Bath. Expansion / remodel of Master Bath. Addition of new Master Laundry Room. Installation of new elevator. Remodel (E) stairs. Addition of new patio deck / trellis, and sauna (1st floor). (Swimming pool will be submitted under a separate submittal/permit.) Remodel of (3) (E) Bathrooms. Addition of (N) 2nd floor Master Bedroom Roof Deck (365 sf). Replacement of all windows & doors. Replacement of all exterior plaster. (N) lateral fencing from res. to side prop. lines. Replacement of (E) conc. tile roof with (N) Spanish tile roofing. see revision RES-2225317: modify structural components to account for onsite soil conditions and reinforcements required to tie into the existing structure.
Change-out installation of Gas - 075 gallon to Gas - 075 gallon, located inside building, screening not required.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel (APN) · Source updated Nov 1, 2026 · Retrieved Nov 3, 2026 · Applied and issued dates come from the city's Applied and Issued permit datasets. The city publishes current status without a date, so status changes are dated by the window between our snapshots.
No housing activity reported to the State for this parcel (2018–2025 reports).
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Nov 9, 2026 · From City of Sacramento's Housing Element Annual Progress Reports. A project can appear in several report years as it moves from entitlement to permit to completion.
Source: City of Sacramento CDD, Zoning · Geography: zoning district polygon at parcel point · Source updated Nov 11, 2026 · Retrieved Nov 11, 2026
0.28 acres
Assessor's classification for assessment purposes. This is not zoning.
1012 COBBLE SHORES DR
Source: Sacramento County GIS, Parcels · Geography: parcel · Source updated Nov 8, 2026 · Retrieved Nov 8, 2026
Assessed values and limited building characteristics (Sacramento County Assessor)
Current roll value. This is assessed value, not market value.
Search by parcel number 031-1220-019-0000. Shows direct levies and special assessments.
Search the city's permit system by address or record number
The official flood hazard map for this location. Our reading of it is under What could be built here.
This site does not show owner names.
| California Delta Mechanical | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $2,151 | 0 vs 0 prior |
| Kaler General Contractors Recent nearby: 7454 Greenhaven Dr 213 (Dec 28, 2022) | Remodel / interior alteration | 40 in ½ mi | $990,000 | 2 vs 19 prior−89% |
| Sequoia Construction Services Recent nearby: 1100 Alder Tree Way (Oct 13, 2026) | Commercial tenant improvement | 27 in ½ mi | $4,900,000 | 27 vs 0 prior |
| Precision General Commercial Contractors Recent nearby: 7847 Rush River Dr (Jun 22, 2023) | Commercial tenant improvement | 16 in ½ mi | $5,226,090 | 0 vs 16 prior−100% |
| Connected Technology Recent nearby: 12 Capri Ct (Feb 3, 2026) | Remodel / interior alteration | 13 in ½ mi | $14,343 | 117 vs 248 prior−53% |
| Premier Pools Recent nearby: 5 Southcrest Ct (Jan 3, 2022) | Pool / spa | 12 in ½ mi | $752,354 | 0 vs 0 prior |
| Kitchen Mart Recent nearby: 16 Paisan Ct (Oct 24, 2025) | Remodel / interior alteration | 10 in ½ mi | $302,158 | 62 vs 72 prior−14% |
| 1,693 |
| 57d |
| 97d |
| 172d |
| 284d |
| 97d(vs 103d prior) |
| Addition (adds square footage)On this parcel | 1,948 | 6d | 42d | 83d | 162d | 49d(vs 43d prior) |
| Remodel / interior alteration | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvement | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| Pool / spaOn this parcel | 1,059 | 1d | 5d | 25d | 49d | 4d(vs 7d prior) |
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Computed from issued permits with recorded application and issuance dates over the trailing 60 months. Categories with fewer than 20 permits are excluded.