805 Still Breeze Way
Sacramento 95831 · Pocket · City of Sacramento · Coordinates: 38.48301, -121.52479
Executive Verdict · Public-Records Synthesis
Zoned R-1-PUD in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $692,000 ($609,000–$775,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R-1-PUD supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 12,632 sq ft lot.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$22,290 contributory est.)
Public building records show issued construction/renovation work on this parcel (8 total permits, latest Sep 8, 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)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: Soohoo Leon Residence 863 Cobble Cove Ln (0.3 mi SW, 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 (~$8,339/yr at $692,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$695/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:
- 12,632 sq ft (0.29 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03165
- Addresses on lot:
- 805 STILL BREEZE WAY
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 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 12,632 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: $609,000 – $775,000 · 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)
3 active or recent development projects (2 housing units across completed, permitted, and pipeline stages) and 461 total building permits recorded within ½ mile.
- Adds housing (ADU)1 permit (1 units)
- Demolition1 permit
- Additions & renovations62 permits
- Building systems385 permits
- Repairs2 permits
- Other10 permits
Developments Deserving Closer Investigation & Active Area Builders
- Soohoo Leon Residence 863 Cobble Cove Ln (Entitled)0.3 mi SW
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)0.32 mi SW
High-impact scale (1 housing unit, $900,000 declared valuation across 2 permits).
Entity-resolved builders & contractors in ½ mile: Southgate Glass And Screen (1 on parcel, 4 in ½ mi · Remodel / interior alteration); Jaguar Heating And Air (3 on parcel, 3 in ½ mi · HVAC / heat pump); Charis Pools And Landscape (1 on parcel, 1 in ½ mi · Pool / spa); Ironstone Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Five Or Free Electrical Solutions (1 on parcel, 1 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (8 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2619710 | HVAC / heat pump | Issued | Iss. Sep 8, 2026 | $13,334 | Change-out Split System to Split System (all-electric heat pump). The existing unit shall be removed. The new unit shall… |
| RES-2619062 | HVAC / heat pump | Finaled | Iss. Aug 28, 2026 | $13,334 | Change-out Mini-Split System to Split System (all-electric heat pump). The existing unit shall be removed. The new unit … |
| RES-2500953 | HVAC / heat pump | Finaled | Iss. Jan 15, 2025 | $25,505 | No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall … |
| RES-2111498 | Remodel / interior alteration | Expired Permit | Iss. Jul 6, 2021 | $5,840 | Install electric vehicle load management system to permit installation of level 2 60 amp vehicle charger, without upgrad… |
| RES-2000234 | Windows / doors / siding | Finaled | Iss. Jan 9, 2020 | $14,985 | C/O 5 WINDOWS 2 PATIO DOORS, LIKE FOR LIKE USING NAIL FIN METHOD AT REAR OF HOUSE. Carbon monoxide & Smoke alarms requir… |
| RES-1821399 | Pool / spa | Expired Permit | Iss. Nov 2, 2018 | $58,000 | EXPEDITED - Install a in-ground swimming pool and gas line for fire pit |
| RES-1815966 | Plumbing / water heater / sewer | Finaled | Iss. Aug 20, 2018 | $3,210 | Change-out installation of Gas - 075 gallon to Gas - 075 gallon, located inside building, screening not required. |
| RES-1810741 | Roof replacement | Finaled | Iss. Jun 7, 2018 | $47,860 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 62 squares of Steel Shake Roofing. In-progress inspection required i… |