Sacramento 95835 · Greenbriar · APN 201-1430-051-0000 · City of Sacramento
Zoned R-1A-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $548,000 ($466,000–$630,000).
Zone R-1A-PUD allows residential use qualifying for ministerial ADU review under state law (5 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
On-parcel permit history is indexed through Feb 8, 2024, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$548,000
Benchmark range: $466,000 – $630,000
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$558/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: 350 homes completed, 149 permitted, 17 proposed or in review.
518 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.
678 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-1A as two-family 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.
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 (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
Nearby pool / spa (5389 Lopez Lake Way): First appeared in published agency feed
Record RES-2622323 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby other (5424 Lopez Lake Way): Status changed from Issued to Finaled
Record COM-2524630 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (5666 Padrone St): First appeared in published agency feed
Record RES-2621975 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (5328 Lopez Lake Way): Status changed from Issued to Finaled
Record RES-2616350 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2601953 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2620593 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2619443 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2619443 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2601951 · 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_date changed to "2026-10-14" in snapshot Nov 1, 2026.
issued_date changed to "2026-10-14" in snapshot Nov 1, 2026.
issued_date changed to "2026-10-14" in snapshot Nov 1, 2026.
current_status changed to "Verify Wait" in snapshot Nov 1, 2026.
issued_date changed to "2026-10-02" in snapshot Nov 1, 2026.
current_status changed to "Verify Wait" 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 | 1 on parcel1,710 in ½ mi | $692,514,546 | 604 vs 501 prior+21% |
| Sagan Electric | Remodel / interior alteration | 1 on parcel3 in ½ mi | $2,086 | 61 vs 43 prior+42% |
| Connected Technology Recent nearby: (Apr 7, 2026) |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family homeOn this parcel | 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) |
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 ($5,500/yr) + local voter-approved bond debt ($770/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.
−$16,922/yr
Cash needed: $121,000
NOI: $16,451/yr
P&I: $2,781/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 | −$1,738/mo | -17.2% | $5,048/mo | −$1,694/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,850/mo | −$1,410/mo | -14.0% | $4,672/mo | −$1,205/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 | −$1,222/mo | -12.1% | $4,563/mo | −$833/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 / completed1 unitsApr 28, 2021 – Jun 4, 2021
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
EV CHARGER
INSTALL A 40 CIRCUIT FOR A LEVEL 2 EV CHARGER IN GARAGE.Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314
Greenbriar Northlake - Lennar MP - Watersyde Plan 2704
Plan 2704B - New 2 Story Single Family Residence: Option Package Package 01, Elevation B, Single Family, 2 Story, R-3 Residential, 1-2 family, 1285 1st Floor habitable Sq. Ft., 1419 2nd Floor habitable Sq. Ft., 0 3rd Floor habitable Sq. Ft., 415 Garage Sq. Ft., 160 Sq. Ft. Roof Cover, Base Plan - Porch 32sf Solar Package 02, 4.18 KW. The landscaping for this project is required to be in compliance with the city’s Water Efficient Landscape Ordinance 15.92. SEE REVISION RES-2023300 - REVISION TO LANDSCAPE PLANS FOR GREENBRIAR NORTHLAKE - WATERSYDE SUBDIVISION. ASSOCIATED MASTER PLANS ARE MP-2014571, MP-2014562, MP-2014761, MP-2014567, MP-2014742
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.
| Report year | Project / record | Type | Entitled | Permitted | Completed | Deed-restricted |
|---|---|---|---|---|---|---|
| 2022 | Greenbriar Northlake - Lennar MP - Watersyde Plan 2704(RES-2109013) | SFD · Owner | — | 1 (Jun 4, 2021) | 1 (Feb 18, 2022) | — |
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
0.10 acres
Assessor's classification for assessment purposes. This is not zoning.
5637 CANCION ST
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 201-1430-051-0000. 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.
| Remodel / interior alteration |
| 21 in ½ mi |
| $21,678 |
| 117 vs 248 prior−53% |
| Hurley Construction Recent nearby: 3542 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% |
| Premier Pools Sacramento Recent nearby: 5389 Lopez Lake Way (Oct 7, 2026) | Pool / spa | 13 in ½ mi | $1,166,480 | 102 vs 121 prior−16% |
| 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% |
| Family Time Pools Recent nearby: 5731 Drifton Way (Oct 27, 2022) | Pool / spa | 6 in ½ mi | $220,000 | 4 vs 4 prior |
| V3 Electric Recent nearby: 5948 Fallstaff St (Nov 9, 2023) | Remodel / interior alteration | 6 in ½ mi | $70,000 | 0 vs 8 prior−100% |
| 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 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.