1012 Cobble Shores Dr
Sacramento 95831 · Pocket · City of Sacramento · Coordinates: 38.48147, -121.52247
Executive Verdict · Public-Records Synthesis
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).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$237,060 contributory est.)
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)
- ✓ 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
- ! FEMA Special Flood Hazard Area (A, about 2% of the lot of lot)
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)
- ! Delayed or open permit activity on this parcel
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)
- ! 1 slow or stalled nearby project within ½ mile
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)
- ! Year 1 Prop 13 tax reset (~$10,767/yr at $905,000)
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
Parcel & Assessor
- Lot size:
- 12,197 sq ft (0.28 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03164
- Addresses on lot:
- 1012 COBBLE SHORES DR
Zoning & Land Use
R-1-PUD — 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 lotPossible, with conditions
Zoned R-1, a single-family residential zone. FEMA Special Flood Hazard Area (Zone A) covers about 2% of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
- SB 9: split into two lotsPossible, with conditions
Zoned R-1, a single-family residential zone. The lot is 12,197 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original. FEMA Special Flood Hazard Area (Zone A) covers about 2% of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
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 A: 1% annual chance flood (Special Flood Hazard Area) (about 2% of the lot); Zone X: reduced flood risk due to levee (about 98% 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: $796,000 – $1,014,000 · 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
- Addition (adds square footage) (RES-2120505) (Expired Permit)On this parcel
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).
- Soohoo Leon Residence 863 Cobble Cove Ln (Entitled)0.37 mi W
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)0.39 mi W
High-impact scale (1 housing unit, $900,000 declared valuation across 2 permits).
Entity-resolved builders & contractors in ½ mile: Lakeview Construction Group (1 on parcel, 1 in ½ mi · Addition (adds square footage)); Legnon Construction (1 on parcel, 1 in ½ mi · Pool / spa); Cmco Solutions (1 on parcel, 1 in ½ mi · Solar / battery storage); California Delta Mechanical (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Kaler General Contractors (40 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2417555 | Solar / battery storage | Finaled | Iss. Aug 13, 2024 | $83,901 | 14.94kw Solar PV System, and 0gal Solar WH System (water heater installed null) and ESS battery system. All supply side… |
| RES-2225317 | Plan revision / deferred submittal | Complete | App. Nov 29, 2022 | — | EPC - REVISION TO RES-2120505: modify structural components to account for onsite soil conditions and reinforcements req… |
| RES-2207907 | Pool / spa | Finaled | Iss. Apr 20, 2022 | $85,000 | EXPEDITED - IN GROUND GUNITE POOL AND SPA Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314 |
| RES-2120505 | Addition (adds square footage) | Expired Permit | Iss. Feb 1, 2022 | $855,000 | EXPEDITED - EPC - 1ST FLOOR 611 SQ FT HABITALE, 96 SQ FT SAUNA, 704 SQ FT TRELLIS, 249 SQ FT COVERED DECK, 40 SQ FT … |