Sacramento 95835 · Greenbriar · APN 201-1540-007-0000 · 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 $543,000 ($462,000–$624,000).
Zone R-1A-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Feb 20, 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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$543,000
Benchmark range: $462,000 – $624,000
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$553/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: 326 homes completed, 133 permitted, 22 proposed or in review.
483 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.
595 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 (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-2603468 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2620275 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2620275 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (101 Shiplap Cir): Status changed from Applied to Issued
Record RES-2620551 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (101 Shiplap Cir): Issued date changed from (blank) to 2026-10-21
Record RES-2620551 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (101 Shiplap Cir): Description text was updated
Record RES-2620551 · 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 →current_status changed to "Verify Wait" 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.
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.
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 parcel1,044 in ½ mi | $411,065,829 | 604 vs 501 prior+21% |
| Es Solar | Plan revision / deferred submittal | 2 on parcel2 in ½ mi | $34,000 | 7 vs 0 prior |
| DR Horton Recent nearby: 5216 Natalie Walk (Apr 3, 2019) |
| 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 ($5,450/yr) + local voter-approved bond debt ($763/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.
−$16,562/yr
Cash needed: $119,900
NOI: $16,508/yr
P&I: $2,756/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 | −$1,708/mo | -17.1% | $5,006/mo | −$1,664/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,850/mo | −$1,380/mo | -13.8% | $4,633/mo | −$1,175/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 | −$1,192/mo | -11.9% | $4,526/mo | −$803/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 unitsMar 6, 2024 – Apr 12, 2024
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
REVISION TO RES-2523391
RES-2523391: The ESS was moved to the exterior. This update can be seen on PV-1, PV-2, and PV-5. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. ALL WORK SUBJECT TO FIELD INSPECTION.
27 kw Energy Storage System
INSTALL A ENERGY STORAGE SYSTEM: (02) TESLA POWERWALL 3 (23.0KW, 27.0KWH) · (01) TESLA BACKUP SWITCH· (01) TESLA REMOTE METER· (01) ENERGY SYSTEM DISCONNECT · (01) HEAT ALARM. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. ALL WORK SUBJECT TO FIELD INSPECTION.
Northlake Ph 2 Master Plan 2018
New, Plan Number Plan 2018, Elevation A/B, Single Family, 2 Story, R-3 Residential, 1-2 family, MP-2324721, 823 1st Floor habitable Sq. Ft., 1195 2nd Floor habitable Sq. Ft., 0 3rd Floor habitable Sq. Ft., 474 Garage Sq. Ft., 22 Sq. Ft. Roof Cover, Option Package Base Model, Base with Loft, Bedrm 4 + Front Porch, Solar Option Package Solar Package 01, 4.050 KW.
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 |
|---|---|---|---|---|---|---|
| 2024 | Northlake Ph 2 Master Plan 2018(RES-2404782) | SFD · Owner | — | 1 (Apr 12, 2024) | 1 (Nov 8, 2024) | — |
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
0.06 acres
Assessor's classification for assessment purposes. This is not zoning.
5418 LAKE MARY DR
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 201-1540-007-0000. 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.
| New single-family home |
| 56 in ½ mi |
| $11,664,325 |
| 178 vs 4 prior |
| Tri Pointe Homes Recent nearby: 3356 Shaker Way (Oct 9, 2026) | New single-family home | 40 in ½ mi | $14,540,091 | 51 vs 21 prior+143% |
| TNHC Realty And Construction Merged: T N H C REALTY AND CONSTRUCTION INC · TNHC REALTY AND CONSTRUCTION INC Recent nearby: 5301 E Commerce Way 75101 (Jan 12, 2022) | New multifamily / condos / mixed-use | 35 in ½ mi | $26,477,539 | 92 vs 0 prior |
| KB Home Sacramento Recent nearby: 5416 Jamesport Way (Mar 28, 2017) | New single-family home | 23 in ½ mi | $6,642,777 | 216 vs 61 prior+254% |
| Hurley Construction Recent nearby: 3578 Hammock Ave (Jun 19, 2021) | New multifamily / condos / mixed-use | 17 in ½ mi | $26,491,347 | 2 vs 8 prior−75% |
| Sac Town Electric Recent nearby: 5301 E Commerce Way 66101 (May 26, 2026) | Remodel / interior alteration | 11 in ½ mi | $9,865 | 46 vs 39 prior+18% |
| Ev Electric Residential Merged: E V ELECTRIC RESIDENTIAL LLC · EV ELECTRIC RESIDENTIAL LLC Recent nearby: 5301 E Commerce Way 63102 (Oct 28, 2024) | Remodel / interior alteration | 8 in ½ mi | $6,058 | 1 vs 219 prior−100% |
| Connected Technology Recent nearby: 5384 Lake Mary Dr (Feb 27, 2025) | Remodel / interior alteration | 7 in ½ mi | $7,375 | 117 vs 248 prior−53% |
| 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) |
| Solar / battery storageOn this parcel | 3,950 | 0d | 3d | 8d | 27d | 2d |
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.