Parcel Context · Public-Records Property BriefAPN 030-0082-003-0000

805 Royal Garden Ave

Sacramento 95831 · Greenhaven · City of Sacramento · Coordinates: 38.51123, -121.53079

Executive Verdict · Public-Records Synthesis

Zoned R-1 in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $643,000 ($566,000–$720,000).

Upsides & Opportunities

✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 7,405 sq ft lot. Local precedent is active with 2 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
✓ Documented permitted upgrades (+$10,911 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Jan 5, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
✓ Above-average reinvestment in Greenhaven
112 substantial renovation & housing permits over 24 months (41.6 per 1,000 parcels vs. 30.4 citywide baseline) (#46 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Greenhaven)

Watchouts & Due Diligence

! Mapped flood awareness zone (Zone X: reduced flood risk due to levee)
all of the lot of the parcel intersects Zone X: reduced flood risk due to levee. Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
! 5 slow or stalled nearby projects within ½ mile
Closest lead: Cabana Townhomes (0.17 mi N, entitled). 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 (~$7,780/yr at $643,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$648/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:: 7,405 sq ft (0.17 ac)
Assessor use:: Residential · Single Family · Subdivision
Tax rate area:: 03165
Addresses on lot:: 805 ROYAL GARDEN AVE

Zoning & Land Use

R-1 — Single-Unit Dwelling Zone (R)

2040 General Plan: Neighborhood (FAR up to 1)

State Housing Pathways Screen (ADU & SB 9)

ADU or junior ADULikely eligible
Zoned R-1 (single-family residential): state law allows ADUs where homes are allowed.
SB 9: two homes on the lotLikely eligible
Zoned R-1, a single-family residential zone.
SB 9: split into two lotsLikely eligible
Zoned R-1, a single-family residential zone. The lot is 7,405 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.

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 X: reduced flood risk due to levee (all of the lot) · FIRM panel 06067C0170H, effective August 16, 2012
CGS Alquist-Priolo Earthquake Fault Zone: Not in an Alquist-Priolo Earthquake Fault Zone

Surrounding Rent & Value Benchmarks (Public Records)

Estimated Price (ZIP ZHVI + Neighborhood ACS + Permit Model):$643,000

Range: $566,000 – $720,000 · Status: Off market

HUD Small Area FMR (ZIP 95831) · FY 2026

Studio $1,980 · 1BR $2,070 · 2BR $2,550 · 3BR $3,390 · 4BR $3,910

ACS 2020–2024 Median Gross Rent (Greenhaven):$1,960±$138

ACS 2020–2024 Median Gross Rent (ZIP 95831):$1,986±$68

Zillow Home Value Index (ZIP 95831, September 2026):$625,417

ACS 2020–2024 Median Home Value (Greenhaven):$614,000±$45,100

ACS 2020–2024 Median Home Value (ZIP 95831):$643,000±$12,700

Nearby Activity (½ mile radius, since November 2024)

4 active or recent development projects (19 housing units across completed, permitted, and pipeline stages) and 405 total building permits recorded within ½ mile.

New construction4 permits (4 units)
Adds housing (ADU)1 permit (1 units)
Demolition2 permits
Additions & renovations62 permits
Building systems318 permits
Repairs7 permits
Other11 permits

Developments Deserving Closer Investigation & Active Area Builders

Cabana Townhomes (Entitled)0.17 mi N
In "Entitled" for 3.6 yr (since Apr 14, 2023), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (16 housing units, $4,792,608 declared valuation across 4 permits).
New home at 18 Lake Vista Ct (Issued)0.21 mi SW
Active in "Issued" for 2.7 yr (first record Mar 21, 2024) with no new permit activity recorded in 17 mo. High-impact scale (1 housing unit, $750,000 declared valuation across 1 permit).
Accessory dwelling unit at 6212 Allenport Way (Entitled)0.28 mi NW
In "Entitled" for 4.8 yr (since Jan 21, 2022), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
New home at 6015 Riverside Blvd (Entitled)0.48 mi NE
In "Entitled" for 3.6 yr (since Apr 27, 2023), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).

Entity-resolved builders & contractors in ½ mile: Sunrun Installation Services (1 on parcel, 1 in ½ mi · Solar / battery storage); Environmental Heating And Air Solutions (1 on parcel, 1 in ½ mi · HVAC / heat pump); All Pro Exteriors (1 on parcel, 1 in ½ mi · Windows / doors / siding); Platero Parada Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Ew Carroll And Sons (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer).

Permit & Project History on This Parcel (5 permits, 0 grouped projects)

Record #	Category	Status	Applied / Issued	Valuation	Description
RES-2600092	Plumbing / water heater / sewer	Finaled	Iss. Jan 5, 2026	$11,285	E-Permit: Water Re-pipe, 195 L.F.
RES-2206735	Plumbing / water heater / sewer	Expired Permit	Iss. Mar 30, 2022	$2,900	Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required.
RES-1920349	HVAC / heat pump	Finaled	Iss. Oct 21, 2019	$24,560	Change-out w/new ducts Split System to Split System. The existing unit shall be removed. The new unit shall be placed in…
RES-1919963	Solar / battery storage	Finaled	Iss. Oct 17, 2019	$33,676	11.89kw Solar PV System, and 0gal Solar WH System (water heater installed null). All supply side connections, main brea…
RES-1708512	Windows / doors / siding	Finaled	Iss. May 19, 2017	$17,931	installing 26 retro fit replacement windows and one patio slider door. Carbon monoxide & Smoke alarms required. Referenc…

Executive Verdict · Public-Records Synthesis

Zoned R-1 in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $643,000 ($566,000–$720,000).

Upsides & Opportunities

✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 7,405 sq ft lot. Local precedent is active with 2 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
✓ Documented permitted upgrades (+$10,911 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Jan 5, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
✓ Above-average reinvestment in Greenhaven
112 substantial renovation & housing permits over 24 months (41.6 per 1,000 parcels vs. 30.4 citywide baseline) (#46 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Greenhaven)

Watchouts & Due Diligence

! Mapped flood awareness zone (Zone X: reduced flood risk due to levee)
all of the lot of the parcel intersects Zone X: reduced flood risk due to levee. Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
! 5 slow or stalled nearby projects within ½ mile
Closest lead: Cabana Townhomes (0.17 mi N, entitled). 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 (~$7,780/yr at $643,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$648/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector

State Housing Pathways Screen (ADU & SB 9)

ADU or junior ADULikely eligible

Zoned R-1 (single-family residential): state law allows ADUs where homes are allowed.

SB 9: two homes on the lotLikely eligible

Zoned R-1, a single-family residential zone.

SB 9: split into two lotsLikely eligible

Zoned R-1, a single-family residential zone. The lot is 7,405 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.

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 X: reduced flood risk due to levee (all of the lot) · FIRM panel 06067C0170H, effective August 16, 2012

CGS Alquist-Priolo Earthquake Fault Zone

Not in an Alquist-Priolo Earthquake Fault Zone

Surrounding Rent & Value Benchmarks (Public Records)

Estimated Price (ZIP ZHVI + Neighborhood ACS + Permit Model):$643,000

Range: $566,000 – $720,000 · Status: Off market

HUD Small Area FMR (ZIP 95831) · FY 2026

Studio $1,980 · 1BR $2,070 · 2BR $2,550 · 3BR $3,390 · 4BR $3,910

ACS 2020–2024 Median Gross Rent (Greenhaven):$1,960±$138

ACS 2020–2024 Median Gross Rent (ZIP 95831):$1,986±$68

Zillow Home Value Index (ZIP 95831, September 2026):$625,417

ACS 2020–2024 Median Home Value (Greenhaven):$614,000±$45,100

ACS 2020–2024 Median Home Value (ZIP 95831):$643,000±$12,700

Nearby Activity (½ mile radius, since November 2024)

4 active or recent development projects (19 housing units across completed, permitted, and pipeline stages) and 405 total building permits recorded within ½ mile.

New construction4 permits (4 units)

Adds housing (ADU)1 permit (1 units)

Demolition2 permits

Additions & renovations62 permits

Building systems318 permits

Repairs7 permits

Other11 permits

Developments Deserving Closer Investigation & Active Area Builders

Cabana Townhomes (Entitled)0.17 mi N

In "Entitled" for 3.6 yr (since Apr 14, 2023), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (16 housing units, $4,792,608 declared valuation across 4 permits).

New home at 18 Lake Vista Ct (Issued)0.21 mi SW

Active in "Issued" for 2.7 yr (first record Mar 21, 2024) with no new permit activity recorded in 17 mo. High-impact scale (1 housing unit, $750,000 declared valuation across 1 permit).

Accessory dwelling unit at 6212 Allenport Way (Entitled)0.28 mi NW

In "Entitled" for 4.8 yr (since Jan 21, 2022), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).

New home at 6015 Riverside Blvd (Entitled)0.48 mi NE

In "Entitled" for 3.6 yr (since Apr 27, 2023), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).

Record #