Greenhaven Dr
Sacramento 95831 · Pocket · City of Sacramento · Coordinates: 38.48736, -121.51698
Executive Verdict · Public-Records Synthesis
Zoned R-2A-R in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $632,000 ($556,000–$708,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-2A-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
- ✓ 11 documented municipal building permits on file
On-parcel permit history is indexed through Apr 25, 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)
- ✓ 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)
- ! Delayed or open permit activity on this parcel
Demolition (COM-2502716): Issued after 2 mo — slower than 90% of demolition permits in City of Sacramento (median 1d, 90th pct 35d, n=705).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: ACC Assisted Living Facility at Maple Tree (0.42 mi SE, fee estimate). 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 (~$7,655/yr at $632,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$638/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:
- 100,624 sq ft (2.31 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03056
- Addresses on lot:
- 101 FOUNTAIN OAKS CIR; 101 FOUNTAIN OAKS CIR # 33 # 33; 101 FOUNTAIN OAKS CIR # 34 # 34
Zoning & Land Use
R-2A-R — Multi-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-2A (multifamily residential): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned R-2A (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-2A (multifamily residential), not a single-family residential zone.
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: $556,000 – $708,000 · 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
- ACC Assisted Living Facility at Maple Tree (Fee estimate)0.42 mi SE
In "Fee estimate" for 10.4 yr (since Jun 8, 2016), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). High-impact scale ($12,000,000 declared valuation across 17 permits).
- Demolition (COM-2502716) (Finaled)On this parcel
Issued after 2 mo — slower than 90% of demolition permits in City of Sacramento (median 1d, 90th pct 35d, n=705).
- 1266 Sunland Vista ADU (Entitled)0.43 mi NE
In "Entitled" for 5.4 yr (since Jun 3, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- Storage Facility on Corporate Way (Issued)0.32 mi N
High-impact scale ($20,092,704 declared valuation across 2 permits).
Entity-resolved builders & contractors in ½ mile: Jad Constructon (9 on parcel, 15 in ½ mi · Demolition); Americas Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Graves 7 (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Kaler General Contractors (40 in ½ mi · Remodel / interior alteration); Sequoia Construction Services (27 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (11 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2502716 | Demolition | Finaled | Iss. Apr 25, 2025 | $7,400 | EPC - Bldg 7453 - Unit 12 SHARED PLANS OF TWO (2) ENTRY LANDING TYPES AND TWO (2) BALCONY TYPES. -EXISTING ENTRY LAND… |
| COM-2507586 | Plumbing / water heater / sewer | Finaled | Iss. Apr 15, 2025 | $8,338 | Change-out installation of Gas - 075 gallon to Gas - 100 gallon, located inside building, screening not required. |
| COM-2218522 | Plumbing / water heater / sewer | Finaled | Iss. Aug 31, 2022 | $9,848 | Change-out installation of Gas - 100 gallon to Gas - 100 gallon, located inside building, screening not required. |
| COM-1920528 | General repair | Finaled |