Sacramento 95833 · Gardenland · APN 262-0093-001-0000 · City of Sacramento
Since October 2024 within ½ mile: 5 homes completed, 6 permitted, 7 proposed or in review.
15 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.
383 permits within ½ mile since October 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.
$548,000
Benchmark range: $482,000 – $614,000
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: permits located by parcel, ½ mile radius · Source updated Oct 1, 2026 · Retrieved Oct 22, 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 Oct 22, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Oct 26, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Oct 26, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Oct 26, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Oct 26, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Oct 26, 2026) · Zoning classes: our classification of R-1 as single-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.
In "Entitled" for 9.1 yr (since Oct 6, 2017), with no new permit record in 8.1 yr. · 1 unit · $307,571 declared valuation
In "Entitled" for 5.7 yr (since Feb 26, 2021), with no new permit record in 5.7 yr. · 1 unit
In "Entitled" for 3.9 yr (since Dec 9, 2022), with no new permit record in 3.9 yr. · 2 units
Permit issued and active for 3.2 yr (first record Aug 18, 2023), with no completion or new permit record in 3 yr. · 1 unit · $134,507 declared valuation
In "Applied" for 19 mo (since Apr 7, 2025), with no new permit record in 19 mo. · 1 unit · $50,000 declared valuation
In "In review" for 18 mo (since May 8, 2025), with no new permit record in 17 mo. · 3 units · $653,721 declared valuation
Latest published Zillow Home Value Index (ZHVI) update
Changed from $451,611 in September 2025 to $448,368 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95833 (not a parcel appraisal)
344 Potomac Ave · 1 unit
Records span Aug 27, 2026 to Aug 31, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2814 American Ave · 2 units · $211,170 valuation
Records span Dec 16, 2025 to Jun 2, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
771 Los Lunas Way · 1 unit · $100,000 valuation
Records span Apr 24, 2025 to Apr 28, 2026 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
348 Winterhaven Ave · 1 unit · $120,000 valuation
Records span Mar 20, 2024 to Apr 10, 2026 (4 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
439 Potomac Ave · 1 unit · $124,552 valuation
Records span Nov 26, 2025 to Mar 30, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
413 Potomac Ave · 1 unit · $185,000 valuation
Records span Sep 30, 2025 to Dec 15, 2025 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3207 Nordyke Dr · 1 unit · $105,004 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Annual ZIP 95833 home-value index checkpoint
Changed from $471,466 in September 2024 to $451,611 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95833 (not a parcel appraisal)
2763 Bridgeford Dr · 1 unit · $158,000 valuation
Records span Aug 22, 2024 to Jul 14, 2025 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
532 Tenaya Ave · 1 unit · $221,731 valuation
Records span Feb 7, 2025 to Jun 30, 2025 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
536 Tenaya Ave · 1 unit · $295,622 valuation
Records span Jan 29, 2025 to Jun 26, 2025 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
520 Wilson Ave · 3 units · $653,721 valuation
Records span May 8, 2025 to Jun 12, 2025 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
416 Senator Ave · 1 unit · $101,300 valuation
Records span Oct 5, 2023 to May 12, 2025 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
105 Lindley Dr · 1 unit · $50,000 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project 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 →Active in "Entitled" for 3.9 yr (first record Dec 9, 2022) with no new permit activity recorded in 3.9 yr.
Active in "In review" for 21 mo (first record Feb 7, 2025) with no new permit activity recorded in 16 mo.
Active in "In review" for 21 mo (first record Jan 29, 2025) with no new permit activity recorded in 16 mo.
Active in "Entitled" for 9.1 yr (first record Oct 6, 2017) with no new permit activity recorded in 8.1 yr.
Active in "Entitled" for 5.7 yr (first record Feb 26, 2021) with no new permit activity recorded in 5.7 yr.
Active in "Applied" for 19 mo (first record Apr 7, 2025) with no new permit activity recorded in 19 mo.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 1,027 parcels
Small prior baseline
City baseline: 30.6 / 1k
15 in trailing 24m
Includes 8 ADUs
HUD Small Area Fair Market Rent · ZIP 95833
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:
−$20,405/yr
Cash needed: $121,000
NOI: $12,968/yr
P&I: $2,781/mo
For $0/mo net cash flow
At $2,475/mo 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 | $2,277/mo | −$1,985/mo | -19.7% | $5,048/mo | −$1,956/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,475/mo | −$1,700/mo | -16.9% | $4,672/mo | −$1,532/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,624/mo | −$1,537/mo | -15.2% | $4,563/mo | −$1,208/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 unitsJan 11, 2024 – Apr 12, 2024
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
Garage Conversion to ADU + Addition
EPC - Convert the existing 400sf attached garage into an ADU with an addition of 300sf - totaling 700 sf. which includes, kitchen, laundry room, 1 1/2 bathroom and 2 bedrooms. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. All work subject to field inspections.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel (APN) · Source updated Oct 1, 2026 · Retrieved Oct 22, 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 | Garage Conversion to ADU + Addition(RES-2400789) | ADU · Renter | 1 (Jan 11, 2024) | 1 (Apr 12, 2024) | 1 (Nov 1, 2024) | — |
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Oct 26, 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 Oct 10, 2026 · Retrieved Oct 22, 2026
0.25 acres
Assessor's classification for assessment purposes. This is not zoning.
416 CURRAN AVE; 418 CURRAN AVE
Source: Sacramento County GIS, Parcels · Geography: parcel · Source updated Oct 25, 2026 · Retrieved Oct 25, 2026
Assessed values and limited building characteristics (Sacramento County Assessor)
Current roll value. This is assessed value, not market value.
Search by parcel number 262-0093-001-0000. 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.