Sacramento 95831 · Greenhaven · APN 029-0243-008-0000 · City of Sacramento
Zoned R-3 in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $622,000 ($547,000–$697,000).
Zone R-3 allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
On-parcel permit history is indexed through Nov 6, 2025, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
112 substantial renovation & housing permits over 24 months (41.6 per 1,000 parcels vs. 30.4 citywide baseline) (#46 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Greenhaven)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$622,000
Benchmark range: $547,000 – $697,000
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)
Closest lead: Cabana Townhomes (0.39 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)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$628/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
Since November 2024 within ½ mile: 1 homes completed, 1 permitted, 16 proposed or in review.
3 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.
319 permits within ½ mile since November 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: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: permits located by parcel, ½ mile radius · Source updated Nov 1, 2026 · Retrieved Nov 3, 2026
Public-records benchmark estimate combining Zillow Home Value Index (Data provided by Zillow), Census ACS 5-year estimates, parcel land-use/lot characteristics, and issued building permits. Not an official appraisal.
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 Nov 11, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Nov 9, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Nov 9, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Nov 9, 2026) · Zoning classes: our classification of R-3 as multifamily 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 3.5 yr (since Apr 27, 2023), with no new permit record in 2.1 yr. · 1 unit · $420,148 declared valuation
In "Entitled" for 3.6 yr since Apr 14, 2023 without an issued building permit. · 16 units · $4,792,608 declared valuation
Nearby hvac / heat pump (5 Moonlit Cir): First appeared in published agency feed
Record RES-2623026 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (1011 Lake Glen Way): First appeared in published agency feed
Record RES-2623025 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (5994 Lake Crest Way 13): First appeared in published agency feed
Record COM-2623748 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (5949 Lake Crest Way 1): First appeared in published agency feed
Record COM-2622054 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (878 Parklin Ave): First appeared in published agency feed
Record RES-2623784 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (6120 S Land Park Dr): Description text was updated
Record RES-2621463 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (736 Clipper Way): First appeared in published agency feed
Record RES-2622724 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (104 Starlit Cir): First appeared in published agency feed
Record RES-2621816 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (1100 43rd Ave): First appeared in published agency feed
Record COM-2621890 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (1014 Johnfer Way): Status changed from Issued to Finaled
Record RES-2621360 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (5949 Lake Crest Way 5): First appeared in published agency feed
Record COM-2622057 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (83 Petrilli Cir): First appeared in published agency feed
Record RES-2623418 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (1061 Glen Holly Way): Status changed from Issued to Finaled
Record RES-2619634 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (6001 Riverside Blvd): Status changed from Plan Check Target to Plan Check Wait
Record COM-2608431 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (1126 Lake Glen Way): First appeared in published agency feed
Record RES-2621746 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Cross-referenced intelligence from our historical development graph—connecting parcels, permits, entity-resolved builders, empirical review-time distributions, and neighborhood renovation trends.
Explore full City of Sacramento development graph →In "Entitled" for 3.6 yr (since Apr 14, 2023), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (16 housing units, $4,792,608 declared valuation across 4 permits).
In "Entitled" for 3.5 yr (since Apr 27, 2023), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
High-impact scale ($1,061,129 declared valuation across 7 permits).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 2,693 parcels
−30.3% YoY
City baseline: 30.4 / 1k
112 in trailing 24m
Includes 3 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Advanced Roof Design | Roof replacement | 8 on parcel8 in ½ mi | $370,916 | 0 vs 0 prior |
| Gillikin Siding And Framing | Windows / doors / siding | 7 on parcel7 in ½ mi | $51,000 | 0 vs 0 prior |
| Placer County Plumbing | Plumbing / water heater / sewer | 7 on parcel7 in ½ mi | $14,170 |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family home | 3,657 | 28d | 45d | 85d | 184d | 41d(vs 51d prior) |
| New duplex / half-plex | 115 | 82d | 184d | 416d | 575d | 144d(vs 361d prior) |
| New multifamily / condos / mixed-use | 199 | 125d | 210d | 365d | 627d | 199d(vs 289d prior) |
| Accessory dwelling unit (new or conversion) |
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 ($6,200/yr) + local voter-approved bond debt ($868/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
Model adding a backyard ADU or garage conversion under California's Prop 13 blended new-construction assessment (existing house & land tax base stays intact; only ADU build cost is assessed) and SB 13 impact-fee rules.
−$23,434/yr
Cash needed: $136,400
NOI: $14,186/yr
P&I: $3,135/mo
For $0/mo net cash flow
At $2,550/mo gross 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 | −$2,246/mo | -19.8% | $5,481/mo | −$2,208/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,550/mo | −$1,953/mo | -17.2% | $5,073/mo | −$1,771/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 | −$1,785/mo | -15.7% | $4,955/mo | −$1,438/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 ↗
Change-out Split System to Split System. The existing unit shall be removed. The new unit shall be placed in the same location as the existing unit and shall not exceed the size of the existing unit by more than 25%.
Change-out Furnace Only (Split System) to Furnace Only (Split System). The existing unit shall be removed. The new unit shall be placed in the same location as the existing unit and shall not exceed the size of the existing unit by more than 25%.
981 43RD AVE #31 - C/O WATER HEATER
981 43RD AVE #31 - Change-out installation of Electric - 040 gallon to Electric - 040 gallon, located outside building, within Existing Exterior Enclosure. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. ALL WORK SUBJECT TO FIELD INSPECTION.
Change-out installation of Electric - 040 gallon to Electric - 040 gallon, located inside building, screening not required.
Change-out installation of Electric - 040 gallon to Electric - 040 gallon, located inside building, screening not required.
Kitchen and Bath Remodel (UNIT 121)
Non-structural kitchen / bath remodel to include replacement of cabinets/countertops, plumbing fixtures, and finishes. Smoke & Carbon Monoxide Alarms required per CRC sections R314 & R315. Water conserving fixtures are required to be installed throughout this residence per SB 407 (Residences built after January 1, 1994 are exempt). Changes in this scope require PRE-approval from Building Department. Access to perform inspection/s must be provided by the Party requesting the inspection.
961 43rd Ave # 67 - Kitchen and Bath Remodel
Replace Kitchen cabinets and fixtures, and Bathroom Shower, tub, fixtures
Change-out installation of Electric - 030 gallon to Electric - 030 gallon, located inside building, screening not required.
Change-out installation of Electric - 030 gallon to Electric - 030 gallon, located inside building, screening not required.
Change-out installation of Electric - 030 gallon to Electric - 030 gallon, located inside building, screening not required.
Change-out installation of Electric - 030 gallon to Electric - 030 gallon, located inside building, screening not required.
C/O Water Heater (UNIT 45)
Change-out installation of Electric - 030 gallon to Electric - 030 gallon, located inside building, screening not required. Smoke & Carbon Monoxide Alarms required per CRC sections R314 & R315. Access to perform inspection/s must be provided by the Party requesting the inspection.
WINDOW CHANGE OUT
INSTALLATION OF LIKE FOR LIKE RETROFIT VINYL WINDOWS (OLD WINDOWS ARE ALUMINUM) TOTAL 45 WINDOWS. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
WINDOW CHANGE OUT
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel (APN) · Source updated Nov 1, 2026 · Retrieved Nov 3, 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 Nov 9, 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 Nov 11, 2026 · Retrieved Nov 11, 2026
4.87 acres
Assessor's classification for assessment purposes. This is not zoning.
941 43RD AVE; 941 43RD AVE # 10 # 10; 941 43RD AVE # 1 # 1
Source: Sacramento County GIS, Parcels · Geography: parcel · Source updated Nov 8, 2026 · Retrieved Nov 8, 2026
Assessed values and limited building characteristics (Sacramento County Assessor)
Current roll value. This is assessed value, not market value.
Search by parcel number 029-0243-008-0000. 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.
| Central Glass | Windows / doors / siding | 4 on parcel4 in ½ mi | $5,006 | 2 vs 2 prior |
| All Seasons Roofing And Waterproofing | Roof replacement | 3 on parcel3 in ½ mi | $114,109 | 0 vs 0 prior |
| Najolia Enterprises | Windows / doors / siding | 2 on parcel2 in ½ mi | $138,000 | 0 vs 0 prior |
| D 7 Roofing Services | Roof replacement | 2 on parcel2 in ½ mi | $22,500 | 0 vs 0 prior |
| Fornesi Construction | Commercial tenant improvement | 2 on parcel2 in ½ mi | $20,000 | 0 vs 0 prior |
| Val Mir Heating And Cooling Service | HVAC / heat pump | 2 on parcel2 in ½ mi | $19,700 | 0 vs 0 prior |
| Brothers Plumbing | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $3,800 | 0 vs 0 prior |
| 1,693 |
| 57d |
| 97d |
| 172d |
| 284d |
| 97d(vs 103d prior) |
| Addition (adds square footage) | 1,948 | 6d | 42d | 83d | 162d | 49d(vs 43d prior) |
| Remodel / interior alteration | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvementOn this parcel | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| Roof replacementOn this parcel | 19,072 | 0d | 0d | 0d | 2d | 0d |
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Computed from issued permits with recorded application and issuance dates over the trailing 60 months. Categories with fewer than 20 permits are excluded.
INSTALLATION OF LIKE FOR LIKE RETROFIT VINYL WINDOWS (OLD WINDOWS ALUMINUM) TOTAL 97 WINDOWS.
WINDOW CHANGE OUT
INSTALLATION OF LIKE FOR LIKE RETROFIT VINYL WINDOWS (OLD WINDOWS ALUMINUM) TOTAL 26 WINDOWS. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
WINDOW CHANGE OUT
INSTALLATION OF LIKE FOR LIKE RETROFIT VINYL WINDOWS (OLD WINDOWS ARE ALUMINUM) TOTAL 12 WINDOWS. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
WINDOW CHANGE OUT
INSTALLTION OF LIKE FOR LIKE RETROFIT VINYL WINDOWS (OLD WINDOWS ALUMINUM) TOTAL 28 WINDOWS. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
WINDOW CHANGE OUT
INSTALLATION OF LIKE FOR LIKE RETROFIT VINYL WINDOWS (OLD WINDOWS ARE ALUMINUM) TOTALY 45 WINDOWS. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
WINDOW CHANGE OUT
INSTALLATION OF LIKE FOR LIKE RETROFIT VINYL WINDOWS (OLD WINDOWS ARE ALUMINIUM) TOTAL 22 WINDOWS. UNITS 1-20.
Window Replacement Like for Like - Apt. 40
Install 2 retrofit windows like for like. Meets title 24 and egress. Apartment # 40, see attached map.
Unit #3 C/O 1 Window
Unit #3 C/O 1 Window in master bedroom . Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314
AMFP IV WEDGEWOOD LLC Apartments: RE-Roof building 955 Units 107 thru 114
Re-Roof: Building 955 Units 107 thru 114 **** T/O BUR, Re-sheet and install underlayment and install 60ml TPO roof system. Changes in this scope require PRE-approval from Building Department. ALL work subject to field inspection, unless exempted by Code. Access to perform inspection/s must be provided by the Party requesting the inspection
AMFP IV WEDGEWOOD LLC Apartments: RE-Roof building 951 Units 83 thru 86
E-Permit: Tear Off - Yes, Resheet - Yes, 1 layer(s), 24 squares of TPO Single Ply. CRRC: 0676-0001
AMFP IV WEDGEWOOD LLC Apartments: RE-Roof building 941 Units 1-4 and 9-20
E-Permit: Tear Off - Yes, Resheet - Yes, 1 layer(s), 92 squares of TPO Single Ply. CRRC: 0676-0001
Re-Roof (Office Building)
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 30 squares of TPO Single Ply. CRRC: 0676-0001
Unit # 22 - PATIO DOOR REPLACEMENT
Unit 22 - R/R - 1 Patio Door and replace with NAIL - ON - PATIO DOOR . All work is subject to field inspection . Smoke alarms and Carbon monoxide detector required.
Unit # 89 - Patio Door
Unit 89 - R?R - 1 Patio Door and replace with NAIL - ON - PATIO DOOR . All work is subject to field inspection . Smoke alarms and Carbon monoxide detector required.
Gas Line Installation
Install 170 L.F. of 2" poly gas line for. Run to location of 2 future BBQ's and 1 future Fire Pit.
Abacus Capital group reroof BLDG #945
BLDG #945**Tear Off - Yes, Resheet - No, 1 layer(s), 19 squares of TPO Single Ply. In-progress inspection required if 10 squares or greater.
Abacus Capital group reroof BLDG #941
BLDG #941***Tear Off - Yes, Resheet - No, 1 layer(s), 77 squares of TPO Single Ply. In-progress inspection required if 10 squares or greater.
Abacus Capital group reroof BLDG # 951
BLDG # 951**Tear Off - Yes, Resheet - No, 1 layer(s), 78 squares of TPO Single Ply. In-progress inspection required if 10 squares or greater.
Abacus Capital group reroof BLDG #955
BLDG #955**Tear Off - Yes, Resheet - No, 1 layer(s), 87 squares of TPO Single Ply. In-progress inspection required if 10 squares or greater.
Abacus Capital group reroof bldg #961
BLDG - #961**Tear Off - Yes, Resheet - No, 1 layer(s), 103 squares of TPO Single Ply. In-progress inspection required if 10 squares or greater.
Abacus Capital group reroof bldg #981
BLDG - 981**Tear Off - Yes, Resheet - No, 1 layer(s), 137 squares of TPO Single Ply. In-progress inspection required if 10 squares or greater.
Abacus Capital group reroof
Tear Off - Yes, Resheet - No, 1 layer(s), 14 squares of TPO Single Ply. In-progress inspection required if 10 squares or greater.
wedgewood apts. - fire/water damage
fire repair units 37 & 38 , replacing dry wall, paint, flooring. Exterior: vinyl lap siding, paint, stucco patch Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314
wedgewood apts. - fire/water damage
fire repair units 37 & 38 , replacing dry wall, paint, flooring. Exterior: vinyl lap siding, paint, stucco patch Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314
Re-Roof for units 99-102
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 26 squares of TPO Single Ply. CRRC: 0608-0008
Re-Roof for units 45-48
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 24 squares of TPO Single Ply. CRRC: 0608-0008