W Elkhorn Bl
Sacramento 95835 · Greenbriar · City of Sacramento · Coordinates: 38.68240, -121.54900
Executive Verdict · Public-Records Synthesis
Zoned A-OS-PUD in City of Sacramento and mapped FEMA A99 flood due diligence; benchmark value $664,000 ($564,000–$764,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$36,000 contributory est.)
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)
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
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)
- ! 1 slow or stalled nearby project within ½ mile
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)
- ! Year 1 Prop 13 tax reset (~$8,020/yr at $664,000)
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
Parcel & Assessor
- Lot size:
- 83,635 sq ft (1.92 ac)
- Assessor use:
- Recreational · Private Club · Club House
- Tax rate area:
- 03350
- Addresses on lot:
- 14 WATERLEAF CT; 44 WATERLEAF CT
Zoning & Land Use
A-OS-PUD — Agricultural-Open Space Zone (O)
2040 General Plan: Parks and Recreation
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned A-OS (open space): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned A-OS (open space), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned A-OS (open space), 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: $564,000 – $764,000 · 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)
233 active or recent development projects (233 housing units across completed, permitted, and pipeline stages) and 293 total building permits recorded within ½ mile.
- New construction167 permits (167 units)
Developments Deserving Closer Investigation & Active Area Builders
- Other (COM-2120498) (Finaled)On this parcel
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).
- Pool / spa (COM-2021240) (Finaled)On this parcel
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).
- Plan revision / deferred submittal (SUB-1923666) (Abandoned)On this parcel
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).
- Accessory dwelling unit at 5681 Padrone St (In review)0.22 mi SW
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).
Entity-resolved builders & contractors in ½ mile: Lennar Homes Of California (2 on parcel, 1409 in ½ mi · New single-family home); Pacific Pool And Spa (1 on parcel, 1 in ½ mi · Pool / spa); Golden Coast Construction And Restoration (1 on parcel, 1 in ½ mi · General repair); Connected Technology (20 in ½ mi · Remodel / interior alteration); Hurley Construction (17 in ½ mi · New multifamily / condos / mixed-use).
Permit & Project History on This Parcel (11 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2606775 | General repair | Finaled | Iss. Apr 30, 2026 | $10,000 | EPC - Repair structure damage by vehicle impact. Replace on damaged post, post base, & post cap |
| COM-2219987 | Plan revision / deferred submittal | Complete | App. Sep 18, 2022 | — | EPC - Revision to COM-1924677 for a civil’s notes on sheet A2-00, indicating a ‘future’ electric vehicle charging statio… |
| COM-2210400 | Plan revision / deferred submittal | Complete | App. May 18, 2022 | — | EPC - Revision to Approved COM-2120498 for relocation due to an existing underground storm drain in the way of the pier. |
| COM-2120498 | Other | Finaled |