Sacramento 95835 · Greenbriar · APN 201-0300-182-0000 · City of Sacramento
Zoned A-OS-PUD in City of Sacramento and mapped FEMA A99 flood due diligence; benchmark value $664,000 ($564,000–$764,000).
Public building records show issued construction/renovation work on this parcel (11 total permits, latest Apr 30, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
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)
Other (COM-2120498): Issued after 8 mo (7.1× the 33d median) — slower than 90% of other permits in City of Sacramento (median 33d, 90th pct 196d, n=837).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$664,000
Benchmark range: $564,000 – $764,000
Closest lead: Accessory dwelling unit at 5681 Padrone St (0.22 mi SW, in review). 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 (~$668/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: 157 homes completed, 71 permitted, 5 proposed or in review.
233 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.
293 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 A-OS as open space, 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.
Nearby permit (5fee06cc7b6fa44f7c5a990ce9644a5de0f00432): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (d62dd496d72584e461c8ab9276cfbd3c98f1a5b8): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (6d1f0234ea8f5216894fa745881dd9d1f82fcd41): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (9bb64944144973cd703114bb71985cfc2de84871): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (523087fdffe60cc0e262c17ea0818c0ac79d8e42): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (3751eacec95794b0665754b0044e51ab7a66ba2a): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (c0d626408d8a8d2c1f3f6bf46605c6e84711decd): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (7d502c542fda4993b4c442646e96ccc9c13958b0): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (2fcd8dfa5796bf62156e72f59e2045260abf4c46): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2601958 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2601420 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2601827 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (5631 Alloway St): Status changed from Submittal Incomplete to Finaled
Record RES-2621438 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (5631 Alloway St): Issued date changed from (blank) to 2026-10-01
Record RES-2621438 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (5631 Alloway St): Description text was updated
Record RES-2621438 · 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 8 mo (7.1× the 33d median) — slower than 90% of other permits in City of Sacramento (median 33d, 90th pct 196d, n=837).
Issued after 3 mo (17.0× the 5d median) — slower than 90% of pool / spa permits in City of Sacramento (median 5d, 90th pct 49d, n=1,059).
Pending in review for 6.9 yr (61.8× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
In "In review" for 5 mo (since Jun 4, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657).
current_status changed to "Finaled" in snapshot Nov 1, 2026.
current_status changed to "Finaled" in snapshot Nov 1, 2026.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 2,393 parcels
−11.1% YoY
City baseline: 30.4 / 1k
68 in trailing 24m
Includes 4 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Lennar Homes Of California Merged: LENNAR HOMES OF CALIFORNIA INC · LENNAR HOMES OF CALIFORNIA LLC | New single-family home | 2 on parcel1,409 in ½ mi | $537,693,282 | 604 vs 501 prior+21% |
| Pacific Pool And Spa | Pool / spa | 1 on parcel1 in ½ mi | $270,000 | 0 vs 0 prior |
| Golden Coast Construction And Restoration | General repair |
| 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 95835
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 ($6,650/yr) + local voter-approved bond debt ($931/yr) + fixed direct levies/Mello-Roos ($450/yr).
Mapped hazard zone insurance context on this parcel:
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.
−$25,211/yr
Cash needed: $146,300
NOI: $15,140/yr
P&I: $3,363/mo
For $0/mo net cash flow
At $2,850/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 | $2,622/mo | −$2,428/mo | -19.9% | $6,012/mo | −$2,394/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,850/mo | −$2,101/mo | -17.2% | $5,564/mo | −$1,905/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $3,021/mo | −$1,913/mo | -15.7% | $5,435/mo | −$1,533/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 ↗
Finaled / completedDec 18, 2019 – Sep 4, 2020
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
REPAIRS
EPC - Repair structure damage by vehicle impact. Replace on damaged post, post base, & post cap
Greenbriar - Club House Revision #2
EPC - Revision to COM-1924677 for a civil’s notes on sheet A2-00, indicating a ‘future’ electric vehicle charging station (EVCS). The inspector required that this revision be made before signing off.
Greenbriar - North Lake Welcome Center Flagpole Revision
EPC - Revision to Approved COM-2120498 for relocation due to an existing underground storm drain in the way of the pier.
Greenbriar - North Lake Welcome Center Flagpole
EPC - Construction of a 20 foot Flag Pole next to the Northlake Clubhouse
Greenbriar - North Lake Club House Campus Revision #1
EPC - Revision to COM-1924677, COM-1924681 & COM-1924682, for Mechanical Redesign includes revisions to the following: Mechanical, Structural, Electrical & T-24
Greenbriar Northlake Club House Pool
EPC - Construction of a pool for the Northlake Club House - PLNG-INSP
Greenbriar - Club House Deferred Trusses
EXPEDITED - EPC - Deferred to COM-1924677, COM-1924681, & COM-1924682 for trusses
SHARED PLANS: Greenbriar - North Lake Welcome Center
EPC - Construction of a HOA club house complex for the North Lake Subdivision at Greenbriar Natomas. The complex includes a welcome center, a community room, and pool equipment room, and pool & spa ((separated permits later) This permit is the main permit for the 3,080 SF welcome center and all site works. Shared Plans with COM-1924681 and COM-1924682 - PLNG-INSP
SHARED PLANS: Greenbriar - North Lake Pool Equipment
EPC - Construction of a HOA club house complex for the North Lake Subdivision at Greenbriar Natomas. The complex includes a welcome center, a community room, and pool equipment room, and pool & spa ((separated permits later) This permit is for the 674 SF pool equipment room. Plan Review is under COM-1924677. - PLNG-INSP
SHARED PLANS: Greenbriar - North Lake Community Room
EPC - Construction of a HOA club house complex for the North Lake Subdivision at Greenbriar Natomas. The complex includes a welcome center, a community room, and pool equipment room, and pool & spa ((separated permits later) This permit is for the 1,048 SF Community Room. Plan Review is under COM-1924677 - PLNG-INSP
Greenbriar - North Lake Club House
EPC Submittal - New Commercial Building - THE PROPOSED NORTHLAKE CLUBHOUSE IS LOCATED SW OF HWY 99 AND W. ELKHORN BLVD. AND IS COMPRISED OF A WELCOME CENTER, COMMUNITY ROOM, POOL EQUIPMENT ROOM, AND TRASH ENCLOSURE. CIVIL, LANDSCAPE, AND UNDERGROUND UTILITIES INCLUDED IN THIS SUBMITTAL. APN #: 201-0300-077-0000.
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
1.92 acres
Assessor's classification for assessment purposes. This is not zoning.
14 WATERLEAF CT; 44 WATERLEAF CT
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 201-0300-182-0000. 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.
| $10,000 |
| 6 vs 9 prior−33% |
| Connected Technology Recent nearby: 4139 Azul Way (Apr 7, 2026) | Remodel / interior alteration | 20 in ½ mi | $19,458 | 117 vs 248 prior−53% |
| Hurley Construction Recent nearby: 3560 Hammock Ave (Jun 19, 2021) | New multifamily / condos / mixed-use | 17 in ½ mi | $26,491,347 | 2 vs 8 prior−75% |
| Ev Electric Residential Merged: E V ELECTRIC RESIDENTIAL LLC · EV ELECTRIC RESIDENTIAL LLC Recent nearby: 3918 Azul Way (Aug 29, 2024) | Remodel / interior alteration | 17 in ½ mi | $12,180 | 1 vs 219 prior−100% |
| Bonney Plumbing Recent nearby: 5663 Drifton Way (May 18, 2026) | Remodel / interior alteration | 13 in ½ mi | $17,687 | 45 vs 99 prior−55% |
| Sac Town Electric Recent nearby: 5651 Drifton Way (Jul 7, 2026) | Remodel / interior alteration | 12 in ½ mi | $9,800 | 46 vs 39 prior+18% |
| Premier Pools Sacramento Recent nearby: 5919 Fallstaff St (Oct 27, 2025) | Pool / spa | 10 in ½ mi | $847,162 | 102 vs 121 prior−16% |
| Family Time Pools Recent nearby: 5731 Drifton Way (Oct 27, 2022) | Pool / spa | 6 in ½ mi | $220,000 | 4 vs 4 prior |
| 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) | 1,948 | 6d | 42d | 83d | 162d | 49d(vs 43d prior) |
| Remodel / interior alteration | 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.