Sacramento 95831 · Greenhaven · APN 030-0415-016-0000 · City of Sacramento
Zoned R-3-R in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $817,000 ($719,000–$915,000).
Zone R-3-R 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
Public building records show issued construction/renovation work on this parcel (16 total permits, latest Apr 17, 2025).
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.
$817,000
Benchmark range: $719,000 – $915,000
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)
Addition (adds square footage) (COM-2114367): Issued after 9 mo (6.6× the 42d median) — slower than 90% of addition (adds square footage) permits in City of Sacramento (median 42d, 90th pct 162d, n=1,948).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: Accessory dwelling unit at 6301 Faustino Way (0.33 mi W, issued). 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 (~$814/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, 3 permitted.
4 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.
373 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 4.9 yr (since Dec 2, 2021), with no new permit record in 4.9 yr. · 1 unit
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
Permit issued and active for 2.8 yr (first record Jan 27, 2024), with no completion or new permit record in 2.6 yr. · 1 unit · $70,000 declared valuation
Permit issued and active for 4.3 yr (first record Jul 22, 2022), with no completion or new permit record in 2.3 yr. · 1 unit · $176,754 declared valuation
Permit issued and active for 2.1 yr (first record Oct 21, 2024), with no completion or new permit record in 21 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 17 mo. · 1 unit · $750,000 declared valuation
Nearby plan revision / deferred submittal (6355 Riverside Blvd): First appeared in published agency feed
Record COM-2622198 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (6210 Allenport Way): First appeared in published agency feed
Record RES-2622000 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (622 Rivercrest Dr): First appeared in published agency feed
Record RES-2622556 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (6405 Harmon Dr): First appeared in published agency feed
Record RES-2623014 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (791 Shoreside Dr): First appeared in published agency feed
Record RES-2622297 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (635 Brickyard Dr): First appeared in published agency feed
Record RES-2621680 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (609 Rivercrest Dr): First appeared in published agency feed
Record RES-2623599 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (11 Spray Ct): Status changed from Issued to Finaled
Record RES-2621218 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (611 Lelandhaven Way): Status changed from Issued to Withdrawn
Record RES-2618178 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (18 Lake Vista Ct): First appeared in published agency feed
Record RES-2623731 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (571 Leeward Way): Status changed from Issued to Finaled
Record RES-2621174 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (843 Shoreside Dr): First appeared in published agency feed
Record RES-2623615 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (876 Shoreside Dr): First appeared in published agency feed
Record RES-2622980 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (635 Brickyard Dr): First appeared in published agency feed
Record RES-2623533 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (6355 Riverside Blvd): Status changed from Process Wait to Issued
Record COM-2613908 · 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 →Issued after 9 mo (6.6× the 42d median) — slower than 90% of addition (adds square footage) permits in City of Sacramento (median 42d, 90th pct 162d, n=1,948).
Issued after 9 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Issued after 9 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Active in "Issued" for 4.3 yr (first record Jul 22, 2022) with no new permit activity recorded in 2.3 yr. current_status changed to "Expired Permit" in snapshot Nov 1, 2026.
Active in "Issued" for 2.6 yr (first record Mar 21, 2024) with no new permit activity recorded in 17 mo. High-impact scale (1 housing unit, $750,000 declared valuation across 1 permit).
In "Entitled" for 4.9 yr (since Dec 2, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
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 |
|---|---|---|---|---|
| Vkw Construction | Plan revision / deferred submittal | 6 on parcel6 in ½ mi | $515,586 | 0 vs 0 prior |
| Graves 7 | Plumbing / water heater / sewer | 4 on parcel4 in ½ mi | $12,660 | 0 vs 0 prior |
| Tri Signal Integration | Fire alarm / sprinkler | 1 on parcel1 in ½ mi | $255,410 | 0 |
| 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) |
| New commercial / non-residential building |
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 ($8,150/yr) + local voter-approved bond debt ($1,141/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.
−$37,490/yr
Cash needed: $179,300
NOI: $11,963/yr
P&I: $4,121/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 | −$3,417/mo | -22.9% | $7,116/mo | −$3,395/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,550/mo | −$3,124/mo | -20.9% | $6,586/mo | −$2,957/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 | −$2,956/mo | -19.8% | $6,433/mo | −$2,625/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 ↗
Expired / withdrawnFeb 24, 2022 – Apr 5, 2022
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
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.
REV TO COM--2114367-Building #3, COM-2114365-Building #1, COM-2114366-Buiding #2
EPC - REV TO COM--2114367-Building #3, COM-2114365-Building #1, COM-2114366-Buiding #2. Revision to include equipment cut sheets for replacement of Water Heater, PTACs and RTUs to set 3 new sheets G004, G005, & G006 per field inspection these were not like for like change outs.
REVISION TO COM-2114367, COM-2114365, COM-2114366
EPC - REVISION TO COM-2114367, COM-2114365, COM-2114366. Updated scope of work as requested by the building inspector to closeout permit. The following items were removed from scope of work and have been bubbled and noted with a Delta 10: 1. Note Y - Provide two (2) new wireless access points. 2. Note BB - Provide new call system on entry gate. 3. Note CC - Nurse call upgrade at each apartment, (92) residences.
REVISION
EPC - revision to COM-2214504. Including the addition of Sprinkler Bells.As-built changes to Fire alarm permit:
EPC - REVISION to COM-2114367
EPC - REVISION to COM-2114367- Electrical panel relocated from previously approved- revised the site plan per comments from SMUD to show the new in-ground pull box and exterior meter and panel for the fire pump near the utility transformer. Revised the code notes and general notes. Revised the SLD to show a new in ground pull box Revised code notes -
Fire Alarm Replacement
EPC - Replace Existing Fire Alarm System with New. INSTALLATION OF A NEW FIRE ALARM SYSTEM. FURNISH: EQUIPMENT, CABLE DEVICES & NOTIFICATION APPPIANCES. FURNISH SHOP DRAWINGS AND PROGRAMING FOR THE FIRE ALARM SYSTEM. revision COM-2313133 Including the addition of Sprinkler Bells.As-built changes to Fire alarm permit:
Care Facility Improvements (FIRE PUMP BUILDING) (Shared Plans)
EPC - Construct New 225 SQ FT Fire Pump Building. Shared plans reviewed under COM-2114367.
Care Facility Improvements (Building #3 main office) (Shared Plans)
EPC - Building #3 - Replace/repair existing Sidewalk. Remove 5 tree stumps and repair landscaping. New outdoor kitchen area. 2 New CMU trash enclosures. New asphalt coating throughout, and restripe. New entry doors. Replace 184 SQ FT fabric awning. Remove existing patio cover and replace with new 630 SQ FT retractable awning. Remove existing salad bar. Install new Icemaker. Install 5 new rooftop units. New lighting at arbor. Install gas isolation valve in kitchen. Repair entry gate. Paint and flooring. Shared plans reviewed under COM-2114367. ***SEE REVISION # COM-2303373-Electrical panel relocated from previously approved- revised the site plan per comments from SMUD to show the new in-ground pull box and exterior meter and panel for the fire pump near the utility transformer. Revised the code notes and general notes. Revised the SLD to show a new in ground pull box Revised code notes -*** ***SEE REVISION COM-2408843. Revision to include equipment cut sheets for replacement of Water Heater, PTACs and RTUs to set 3 new sheets G004, G005, & G006 per field inspection these were not like for like change outs.***
Care Facility Remodel (Building #2) (Shared Plans)
EPC - Building #2 - Renovation of existing assisted living Facility; Replace door levers throughout. Install new cabinets and counters at 2 laundry rooms. Replace wire glass. Upgrade 30 existing water heaters in units. New split system in Mechanical Rooms. Replace 12 PTAC's. Replace 2 washer and 2 dryer. Nurse call upgrade at each unit. Replace existing outlets in all unit Kitchen and Baths with GFI outlets. Upgrade existing light fixtures with LED. Provide 2 new wireless access points. Paint and flooring. Shared plans reviewed under COM-2114367 ***SEE REVISION COM-2408843. Revision to include equipment cut sheets for replacement of Water Heater, PTACs and RTUs to set 3 new sheets G004, G005, & G006 per field inspection these were not like for like change outs.***
Care Facility Remodel (Building #1)
EPC - Building #1 - Renovation of existing assisted living Facility; Replace door levers throughout. Install new cabinets and counters at 2 laundry rooms. Replace wire glass. Upgrade 30 existing water heaters in units. New split system in Mechanical Rooms. Replace 12 PTAC's. Replace 2 washer and 2 dryer. Nurse call upgrade at each unit. Replace existing outlets in all unit Kitchen and Baths with GFI outlets. Upgrade existing light fixtures with LED. Provide 2 new wireless access points. Paint and flooring. Shared plans reviewed under COM-2114367 ***SEE REVISION COM-2408843. Revision to include equipment cut sheets for replacement of Water Heater, PTACs and RTUs to set 3 new sheets G004, G005, & G006 per field inspection these were not like for like change outs.***
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
3.87 acres
Assessor's classification for assessment purposes. This is not zoning.
6320 RIVERSIDE BLVD; 6330 RIVERSIDE BLVD; 6350 RIVERSIDE BLVD
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 030-0415-016-0000. 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.
| Express Plumbing And Rooter | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $4,855 | 0 vs 0 prior |
| Munoz Electric | Electrical / panel | 1 on parcel1 in ½ mi | $4,169 | 0 vs 0 prior |
| Tcg Construction Recent nearby: 1 Shoal Ct 1 (Aug 3, 2026) | Commercial tenant improvement | 84 in ½ mi | $1,524,000 | 1 vs 53 prior−98% |
| Bay Area Activo Recent nearby: 407 Florin Rd (Jan 28, 2025) | Remodel / interior alteration | 14 in ½ mi | $96,922 | 14 vs 0 prior |
| Kitchen Mart Recent nearby: 6218 Allenport Way (Jun 18, 2025) | Remodel / interior alteration | 8 in ½ mi | $294,474 | 62 vs 72 prior−14% |
| Dave Gross Enterprises Recent nearby: 6223 Allenport Way (Apr 9, 2025) | Pool / spa | 8 in ½ mi | $175,172 | 13 vs 37 prior−65% |
| D And J Kitchens And Baths Recent nearby: 12 Sea Ct (Jun 3, 2026) | Remodel / interior alteration | 6 in ½ mi | $221,000 | 29 vs 34 prior−15% |
| 150 |
| 155d |
| 241d |
| 334d |
| 498d |
| 229d(vs 293d prior) |
| Accessory dwelling unit (new or conversion) | 1,693 | 57d | 97d | 172d | 284d | 97d(vs 103d prior) |
| Addition (adds square footage)On this parcel | 1,948 | 6d | 42d | 83d | 162d | 49d(vs 43d prior) |
| Remodel / interior alterationOn this parcel | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvement | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
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.
Change-out installation of Electric - 080 gallon to Electric - 080 gallon, located inside building, screening not required.
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 350 squares of 40yr Laminated Dimensional Composition. In-progress inspection required if 10 squares or greater.
Comcast Pedestal
Replace existing Comcast pedestal with new due to vehicular damage like for like change out.