Sacramento 95831 · Greenhaven · APN 030-0234-003-0000 · City of Sacramento
Since October 2024 within ½ mile: 1 homes completed, 3 permitted, 16 proposed or in review.
5 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.
299 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.
$739,000
Benchmark range: $650,000 – $828,000
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: permits located by parcel, ½ mile radius · Source updated Oct 1, 2026 · Retrieved Oct 22, 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 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.
Permit issued and active for 2.8 yr (first record Jan 27, 2024), with no completion or new permit record in 2.5 yr. · 1 unit · $70,000 declared valuation
In "Entitled" for 4.8 yr (since Jan 21, 2022), with no new permit record in 4.8 yr. · 1 unit · $70,000 declared valuation
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
Permit issued and active for 2 yr (first record Oct 21, 2024), with no completion or new permit record in 20 mo. · 1 unit · $77,827 declared valuation
Permit issued and active for 2.6 yr (first record Mar 21, 2024), with no completion or new permit record in 16 mo. · 1 unit · $750,000 declared valuation
In "Entitled" for 3.5 yr since Apr 14, 2023 without an issued building permit. · 16 units · $4,792,608 declared valuation
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)
872 Royal Green Ave · 1 unit · $108,000 valuation
Records span Jul 28, 2026 to Sep 24, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
6207 Riverside Blvd · 16 units · $4,792,608 valuation
Records span Apr 14, 2023 to Jul 24, 2026 (4 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 $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)
6 Lake Vista Ct · 1 unit · $400,752 valuation
Records span May 15, 2024 to Sep 4, 2025 (3 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
18 Lake Vista Ct · 1 unit · $750,000 valuation
Records span Mar 21, 2024 to Jun 20, 2025 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
6334 Seastone Way · 1 unit · $77,827 valuation
Records span Oct 21, 2024 to Feb 18, 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)
6015 Riverside Blvd · 1 unit · $420,148 valuation
Records span Apr 27, 2023 to Sep 25, 2024 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Building permit reported to State HCD for 1 housing unit (Chan ADU conversion)
Reported in 2024 Housing Element Annual Progress Report
ADU · Renter
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: parcel
Accessory dwelling unit (new or conversion) permit issued (RES-2402015)
Chan ADU conversion
EPC - 1- Garage conversion into an Auxiliary Dwelling unit (ADU) replace existing electrical panel. ADU is 579 sq. ft. with 2 bedrooms and 1 bath. · Declared valuation: $70,000 · 1 housing unit
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Planning entitlement approved for 1 housing unit (Chan ADU conversion)
Reported in 2024 Housing Element Annual Progress Report
ADU · Renter
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: parcel
Accessory dwelling unit (new or conversion) permit application filed (RES-2402015)
Chan ADU conversion
EPC - 1- Garage conversion into an Auxiliary Dwelling unit (ADU) replace existing electrical panel. ADU is 579 sq. ft. with 2 bedrooms and 1 bath. · Declared valuation: $70,000
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
6001 Riverside Blvd · $75,000 valuation
Records span Mar 28, 2023 to Dec 14, 2023 (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)
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 →Active in "Issued" for 2.8 yr (first record Jan 27, 2024) with no new permit activity recorded in 2.5 yr.
Active in "Issued" for 2.6 yr (first record Mar 21, 2024) with no new permit activity recorded in 16 mo. High-impact scale (1 housing unit, $750,000 declared valuation across 1 permit).
Active in "Entitled" for 4.8 yr (first record Jan 21, 2022) with no new permit activity recorded in 4.8 yr.
Active in "Entitled" for 3.5 yr (first record Apr 27, 2023) with no new permit activity recorded in 2.1 yr.
Active in "Issued" for 2 yr (first record Oct 21, 2024) with no new permit activity recorded in 20 mo.
High-impact scale (16 housing units, $4,792,608 declared valuation across 4 permits).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 2,693 parcels
−33.8% YoY
City baseline: 30.6 / 1k
108 in trailing 24m
Includes 3 ADUs
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 ($7,400/yr) + local voter-approved bond debt ($1,036/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$32,084/yr
Cash needed: $162,800
NOI: $12,818/yr
P&I: $3,742/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 | −$2,967/mo | -21.9% | $6,487/mo | −$2,939/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,550/mo | −$2,674/mo | -19.7% | $6,004/mo | −$2,501/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 | −$2,505/mo | -18.5% | $5,865/mo | −$2,168/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 ↗
Issued1 unitsJan 27, 2024 – Apr 18, 2024
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
Chan ADU conversion
EPC - 1- Garage conversion into an Auxiliary Dwelling unit (ADU) replace existing electrical panel. ADU is 579 sq. ft. with 2 bedrooms and 1 bath.
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.
| Report year | Project / record | Type | Entitled | Permitted | Completed | Deed-restricted |
|---|---|---|---|---|---|---|
| 2024 | Chan ADU conversion(RES-2402015) | ADU · Renter | 1 (Jan 27, 2024) | 1 (Apr 18, 2024) | — | — |
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.
734 RIVERCREST DR; 736 RIVERCREST DR
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 030-0234-003-0000. 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.