Sacramento 95831 · Pocket · APN 031-1290-020-0000 · City of Sacramento
Since October 2024 within ½ mile: 1 homes completed, 1 proposed or in review.
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.
205 permits within ½ mile since October 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: · Geography: permits located by parcel, ½ mile radius · Source updated Oct 1, 2026 · Retrieved Oct 22, 2026
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 Oct 22, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Oct 26, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Oct 26, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Oct 26, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Oct 26, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Oct 26, 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 6.1 yr (since Sep 2, 2020), with no new permit record in 6.1 yr. · 1 unit
Latest published Zillow Home Value Index (ZHVI) update
Changed from $621,131 in September 2025 to $625,417 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95831 (not a parcel appraisal)
New single-family home permit application filed (RES-2616154)
PERMIT REPLACEMENT FOR RES-2525938 - NEW SINGLE FAMILY
EPC - DUE TO LIMITATIONS OF RECONSTRUCTION. THIS PERMIT WILL REPLACE RES-2525938 WHEN ISSUED. New single family dwelling will be 4,963 sq. ft. with 5 bedrooms and 4.5 bathrooms. PV SOLAR, 10 KW. Valuation: $20,000.00. TO REMAIN UNDER THE 2022 CODE PER ORIGINAL SUBMITTAL. Shared plans reviewed under RES-2616154 · Declared valuation: $919,771
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
New single-family home permit application filed (RES-2616158)
PERMIT REPLACEMENT FOR RES-2525947 - CABANA
EPC - DUE TO LIMITATIONS OF RECONSTRUCTION. THIS PERMIT WILL REPLACE RES-2525947 WHEN ISSUED. New single family dwelling will be 4,963 sq. ft. with 5 bedrooms and 4.5 bathrooms. Shared plans with RES-2525947 reviewed under RES-2525938. (Demolition of swimming pool and new swimming pool will be under separate permit submittal) Shared plans reviewed under RES-2616154. Shared plans reviewed under RES-2616158 · Declared valuation: $90,000
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Addition (adds square footage) permit issued (RES-2525938)
ADDITION & REMODEL
EPC - Shared Plans (2) Remodel and addition to existing single family dwelling with attached two car garage. Existing dwelling is 2,418 sq. ft. with 3 bedrooms and 3 bathrooms. Proposed dwelling will be 4,963 sq. ft. with 5 bedrooms and 4.5 bathrooms. New accessory cabana structure in backyard at 294 sq. ft. This is the primary record for Plan Check. Shared plans with RES-2525947 reviewed under RES-2525938. (Demolition of swimming pool and new swimming pool will be under separate permit submittal) · Declared valuation: $789,686
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
New garage / accessory structure permit issued (RES-2525947)
Cabana Construction
EPC - Shared Plans (2) New accessory cabana structure in backyard of 294 sq. ft.. (Demolition of swimming pool and new swimming pool will be under separate permit submittal) This is the secondary record, not a Plan Check record. Shared plans reviewed under RES-2525938 · Declared valuation: $90,000
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Pool / spa permit issued (RES-2526546)
POOL & SPA
EPC - New gunite pool and spa. · Declared valuation: $100,000
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Pool / spa permit application filed (RES-2526546)
POOL & SPA
EPC - New gunite pool and spa. · Declared valuation: $100,000
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Addition (adds square footage) permit application filed (RES-2525938)
ADDITION & REMODEL
EPC - Shared Plans (2) Remodel and addition to existing single family dwelling with attached two car garage. Existing dwelling is 2,418 sq. ft. with 3 bedrooms and 3 bathrooms. Proposed dwelling will be 4,963 sq. ft. with 5 bedrooms and 4.5 bathrooms. New accessory cabana structure in backyard at 294 sq. ft. This is the primary record for Plan Check. Shared plans with RES-2525947 reviewed under RES-2525938. (Demolition of swimming pool and new swimming pool will be under separate permit submittal) · Declared valuation: $789,686
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
New garage / accessory structure permit application filed (RES-2525947)
Cabana Construction
EPC - Shared Plans (2) New accessory cabana structure in backyard of 294 sq. ft.. (Demolition of swimming pool and new swimming pool will be under separate permit submittal) This is the secondary record, not a Plan Check record. Shared plans reviewed under RES-2525938 · Declared valuation: $90,000
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Annual ZIP 95831 home-value index checkpoint
Changed from $630,131 in September 2024 to $621,131 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95831 (not a parcel appraisal)
12 Chicory Bend Ct · 1 unit · $100,000 valuation
Records span Jul 10, 2025 to Aug 4, 2025 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Annual ZIP 95831 home-value index checkpoint
Changed from $615,566 in September 2023 to $630,131 in September 2024.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95831 (not a parcel appraisal)
863 Cobble Cove Ln · 1 unit · $900,000 valuation
Records span Oct 6, 2023 to Jun 3, 2024 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Annual ZIP 95831 home-value index checkpoint
Changed from $644,386 in September 2022 to $615,566 in September 2023.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95831 (not a parcel appraisal)
Annual ZIP 95831 home-value index checkpoint
Changed from $601,822 in September 2021 to $644,386 in September 2022.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95831 (not a parcel appraisal)
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 ($6,250/yr) + local voter-approved bond debt ($875/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$23,795/yr
Cash needed: $137,500
NOI: $14,129/yr
P&I: $3,160/mo
For $0/mo net cash flow
At $2,550/mo 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 | −$2,276/mo | -19.9% | $5,523/mo | −$2,239/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,550/mo | −$1,983/mo | -17.3% | $5,112/mo | −$1,801/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 | −$1,815/mo | -15.8% | $4,993/mo | −$1,468/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 ↗
In review1 unitsJul 28, 2026 – Jul 28, 2026
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
PERMIT REPLACEMENT FOR RES-2525947 - CABANA
EPC - DUE TO LIMITATIONS OF RECONSTRUCTION. THIS PERMIT WILL REPLACE RES-2525947 WHEN ISSUED. New single family dwelling will be 4,963 sq. ft. with 5 bedrooms and 4.5 bathrooms. Shared plans with RES-2525947 reviewed under RES-2525938. (Demolition of swimming pool and new swimming pool will be under separate permit submittal) Shared plans reviewed under RES-2616154. Shared plans reviewed under RES-2616158
PERMIT REPLACEMENT FOR RES-2525938 - NEW SINGLE FAMILY
EPC - DUE TO LIMITATIONS OF RECONSTRUCTION. THIS PERMIT WILL REPLACE RES-2525938 WHEN ISSUED. New single family dwelling will be 4,963 sq. ft. with 5 bedrooms and 4.5 bathrooms. PV SOLAR, 10 KW. Valuation: $20,000.00. TO REMAIN UNDER THE 2022 CODE PER ORIGINAL SUBMITTAL. Shared plans reviewed under RES-2616154
Cabana Construction
EPC - Shared Plans (2) New accessory cabana structure in backyard of 294 sq. ft.. (Demolition of swimming pool and new swimming pool will be under separate permit submittal) This is the secondary record, not a Plan Check record. Shared plans reviewed under RES-2525938
ADDITION & REMODEL
EPC - Shared Plans (2) Remodel and addition to existing single family dwelling with attached two car garage. Existing dwelling is 2,418 sq. ft. with 3 bedrooms and 3 bathrooms. Proposed dwelling will be 4,963 sq. ft. with 5 bedrooms and 4.5 bathrooms. New accessory cabana structure in backyard at 294 sq. ft. This is the primary record for Plan Check. Shared plans with RES-2525947 reviewed under RES-2525938. (Demolition of swimming pool and new swimming pool will be under separate permit submittal)
POOL & SPA
EPC - New gunite pool and spa.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel (APN) · Source updated Oct 1, 2026 · Retrieved Oct 22, 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 Oct 26, 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 Oct 10, 2026 · Retrieved Oct 22, 2026
0.23 acres
Assessor's classification for assessment purposes. This is not zoning.
22 RIVERSHORE CT
Source: Sacramento County GIS, Parcels · Geography: parcel · Source updated Oct 25, 2026 · Retrieved Oct 25, 2026
Assessed values and limited building characteristics (Sacramento County Assessor)
Current roll value. This is assessed value, not market value.
Search by parcel number 031-1290-020-0000. 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.