854 Shore Breeze Dr
Sacramento 95831 · Pocket · City of Sacramento · Coordinates: 38.47767, -121.52753
Executive Verdict · Public-Records Synthesis
Zoned R-1A-PUD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $772,000 ($679,000–$865,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A-PUD allows residential use qualifying for ministerial ADU review under state law (1 ADU permit permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 1 documented municipal building permit on file
On-parcel permit history is indexed through Jun 26, 2020, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
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)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: New home at 22 Rivershore Ct (0.18 mi S, in review). 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 (~$9,251/yr at $772,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$771/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:
- 3,790 sq ft (0.09 ac)
- Assessor use:
- Residential · Single Family · Half-Plex
- Tax rate area:
- 03165
- Addresses on lot:
- 854 SHORE BREEZE DR
Zoning & Land Use
R-1A-PUD — Single-Unit or Duplex 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-1A (two-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotCan't tell
Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling Zone.
- SB 9: split into two lotsCan't tell
Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling 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: $679,000 – $865,000 · 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
Nearby Activity (½ mile radius, since November 2024)
2 active or recent development projects (2 housing units across completed, permitted, and pipeline stages) and 303 total building permits recorded within ½ mile.
- New construction3 permits (1 units)
- Adds housing (ADU)1 permit (1 units)
- Additions & renovations45 permits
- Building systems245 permits
- Repairs2 permits
- Other7 permits
Developments Deserving Closer Investigation & Active Area Builders
- New home at 22 Rivershore Ct (In review)0.18 mi S
In "In review" for 4 mo (since Jul 28, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657). High-impact scale (1 housing unit, $919,771 declared valuation across 1 permit). work_desc changed to "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. TO REMAIN UNDER THE 2022 CODE PER ORIGINAL SUBMITTAL. Shared plans reviewed under RES-2616154. Carbon monoxide & Smoke alarms are required. Reference CRC sections R310 & R311. Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt). Any new landscaping done on this property is to be in compliance with the City’s Water Efficient Landscape Ordinance 15.92. All work subject to field inspections." in snapshot Nov 1, 2026.
- Soohoo Leon Residence 863 Cobble Cove Ln (Entitled)0.21 mi NW
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)0.2 mi NW
High-impact scale (1 housing unit, $900,000 declared valuation across 2 permits).
Entity-resolved builders & contractors in ½ mile: Aire Serv Of Sacramento (1 on parcel, 1 in ½ mi · HVAC / heat pump); Connected Technology (11 in ½ mi · Remodel / interior alteration); Dave Gross Enterprises (10 in ½ mi · Pool / spa); Wesco Construction (8 in ½ mi · Remodel / interior alteration); Wells Pools (5 in ½ mi · Pool / spa).
Permit & Project History on This Parcel (1 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2011067 | HVAC / heat pump | Finaled | Iss. Jun 26, 2020 | $10,250 | No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall … |