W Elkhorn Bl
Sacramento 95835 · Greenbriar · City of Sacramento · Coordinates: 38.67797, -121.54231
Executive Verdict · Public-Records Synthesis
Zoned R-3-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $601,000 ($511,000–$691,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-3-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$37,800 contributory est.)
Public building records show issued construction/renovation work on this parcel (35 total permits, latest Nov 9, 2022).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (A99, all of the lot of lot)
Zone A99: 1% annual chance flood (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! Delayed or open permit activity on this parcel
Pool / spa (COM-2118940): Issued after 6 mo (38.0× the 5d median) — slower than 90% of pool / spa permits in City of Sacramento (median 5d, 90th pct 49d, n=1,059).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! Year 1 Prop 13 tax reset (~$7,301/yr at $601,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$608/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:
- 350,658 sq ft (8.05 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03350
- Addresses on lot:
- 3500 HAMMOCK AVE; 3506 HAMMOCK AVE; 3506 HAMMOCK AVE APT 1101 APT 1101
Zoning & Land Use
R-3-PUD — Multi-Unit Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R-3 (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-3 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-3 (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 A99: 1% annual chance flood (Special Flood Hazard Area) (all of the lot) · FIRM panel 06067C0045J, effective June 16, 2015
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $511,000 – $691,000 · Status: Off market
HUD Small Area FMR (ZIP 95835) · FY 2026
Studio $2,200 · 1BR $2,310 · 2BR $2,840 · 3BR $3,780 · 4BR $4,360
Nearby Activity (½ mile radius, since November 2024)
487 active or recent development projects (485 housing units across completed, permitted, and pipeline stages) and 619 total building permits recorded within ½ mile.
- New construction372 permits (372 units)
Developments Deserving Closer Investigation & Active Area Builders
- Pool / spa (COM-2118940) (Finaled)On this parcel
Issued after 6 mo (38.0× the 5d median) — slower than 90% of pool / spa permits in City of Sacramento (median 5d, 90th pct 49d, n=1,059).
- New multifamily / condos / mixed-use (COM-2015467) (Estimate)On this parcel
Pending in review for 6.2 yr (10.8× the 210d median) — slower than 90% of new multifamily / condos / mixed-use permits in City of Sacramento (median 210d, 90th pct 627d, n=199).
- New commercial / non-residential building (COM-2015462) (Estimate)On this parcel
Pending in review for 6.2 yr (9.4× the 241d median) — slower than 90% of new commercial / non-residential building permits in City of Sacramento (median 241d, 90th pct 498d, n=150).
- Northlake - BLDG 1 (Finaled / completed)On this parcel
High-impact scale (8 housing units, 16 deed-restricted affordable, $891,164 declared valuation across 33 permits).
Entity-resolved builders & contractors in ½ mile: Hurley Construction (26 on parcel, 26 in ½ mi · New multifamily / condos / mixed-use); Geremia Pools (1 on parcel, 1 in ½ mi · Pool / spa); Sr Bray (1 on parcel, 1 in ½ mi · Electrical / panel); Cen Cal Fire (1 on parcel, 1 in ½ mi · Plan revision / deferred submittal); Lennar Homes Of California (1083 in ½ mi · New single-family home).
Permit & Project History on This Parcel (35 permits, 1 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2223892 | Plan revision / deferred submittal | Complete | App. Nov 9, 2022 | — | EPC. Revision to COM-2100139. Changed swing of door from hallway to clubroom and added panic hardware to the path of tra… |
| COM-2217669 | Plan revision / deferred submittal | Complete | App. Aug 19, 2022 | — | EPC. Revision to COM-2100139. In revision #3, our project energy consultant, adjusted the Title 24 requirements pending … |
| COM-2213712 | Plan revision / deferred submittal | Complete | App. Jun 28, 2022 | — | EPC. Revision to COM-2100139 made to E0.3, E1.2, E3.4 to redistribute future EV Charging stations. |
| COM-2212997 | Plan revision / deferred submittal |