22 Stillbay Ct
Sacramento 95831 · Pocket · City of Sacramento · Coordinates: 38.48198, -121.52683
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 $781,000 ($687,000–$875,000).
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 9,148 sq ft lot.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$127,500 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Jul 1, 2022).
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 (0.47 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 (~$9,353/yr at $781,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$779/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:
- 9,148 sq ft (0.21 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03165
- Addresses on lot:
- 22 STILLBAY CT
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 9,148 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: $687,000 – $875,000 · 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
- New home at 22 Rivershore Ct (In review)0.47 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)0.17 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)0.19 mi SW
High-impact scale (1 housing unit, $900,000 declared valuation across 2 permits).
Entity-resolved builders & contractors in ½ mile: Dave Gross Enterprises (1 on parcel, 14 in ½ mi · Pool / spa); Halls Window Center (1 on parcel, 5 in ½ mi · Remodel / interior alteration); Abrahams Construction (2 on parcel, 2 in ½ mi · Addition (adds square footage)); Precision General Commercial Contractors (16 in ½ mi · Commercial tenant improvement); Connected Technology (14 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2213995 | Plan revision / deferred submittal | Complete | App. Jul 1, 2022 | — | EPC - REVISION RES-2119760: Omit the north facing dormer. Add two 2' x 4' skylights and a small counter with sink. |
| RES-2203243 | Pool / spa | Expired Permit | Iss. Mar 4, 2022 | $28,000 | Remodel to existing in-ground pool & spa to replace lights, install channel drains, replaster pool /spa, and replace poo… |
| RES-2125553 | General repair | Finaled | Iss. Dec 3, 2021 | $4,000 | Change Out 1 man door like for like nail finish Carbon monoxide & Smoke alarms required. Reference CRC sections R315 … |
| RES-2119760 | Addition (adds square footage) | Finaled | Iss. Oct 25, 2021 | $184,500 | EPC - Convert 216 sf portion of existing garage to conditioned room with new bathroom and elevator. Add 283 sf playroom … |