Sacramento 95833 · Gardenland · APN 262-0101-001-0000 · City of Sacramento
Zoned C-2-SPD in City of Sacramento and mapped FEMA A99 flood due diligence; benchmark value $459,000 ($404,000–$514,000).
On-parcel permit history is indexed through Dec 9, 2025, 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)
Closest lead: Accessory dwelling unit at 3207 Nordyke Dr (0.29 mi N, 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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$459,000
Benchmark range: $404,000 – $514,000
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$474/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: 7 homes completed, 6 permitted, 12 proposed or in review.
17 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.
393 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 C-2 as commercial, 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 8.2 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 "In review" for 18 mo (since May 8, 2025), with no new permit record in 17 mo. · 3 units · $653,721 declared valuation
In "In review" for 21 mo (since Jan 29, 2025), with no new permit record in 17 mo. · 1 unit · $295,622 declared valuation
Nearby electrical / panel (3234 Nordyke Dr): Status changed from Issued to Expired Permit
Record RES-2522220 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (2962 Davenport Way): Status changed from Issued to Finaled
Record RES-2615759 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (415 Potomac Ave): Status changed from Issued to Finaled
Record RES-2617853 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2526271 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (636 Tenaya Ave): First appeared in published agency feed
Record RES-2623621 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (670 Regatta Dr): First appeared in published agency feed
Record RES-2622353 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (3121 Norstrom Way): Status changed from Issued to Finaled
Record RES-2620790 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (2938 Madelia Dr): Status changed from Issued to Expired Permit
Record RES-2522148 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (2937 Camarillo Dr): Status changed from Issued to Finaled
Record RES-2620688 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (2792 Bridgeford Dr): Status changed from Issued to Finaled
Record RES-2616278 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (609 Los Lunas Way): Status changed from Submittal Pending Review to Issued
Record RES-2621480 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (609 Los Lunas Way): Issued date changed from (blank) to 2026-10-01
Record RES-2621480 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (609 Los Lunas Way): Description text was updated
Record RES-2621480 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (609 Los Lunas Way): Project name changed from (blank) to INSTALL ESS AND MPU
Record RES-2621480 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (2737 Northglen St): First appeared in published agency feed
Record RES-2623629 · 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 →In "In review" for 11 mo (since Dec 11, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). current_status changed to "Ready-to-Issue" in snapshot Nov 1, 2026.
In "Entitled" for 3.9 yr (since Dec 9, 2022), exceeding the 184d median and 575d 90th percentile for new duplex / half-plex permits in City of Sacramento (n=115).
In "In review" for 21 mo (since Jan 29, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
In "In review" for 21 mo (since Feb 7, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
In "Entitled" for 9.1 yr (since Oct 6, 2017), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
In "In review" for 20 mo (since Mar 27, 2025), exceeding the 210d median and 365d 75th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (6 housing units, $1,004,167 declared valuation across 5 permits).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 1,027 parcels
+12.5% YoY
City baseline: 30.4 / 1k
17 in trailing 24m
Includes 8 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Phoenix Energy Solutions | Roof replacement | 1 on parcel1 in ½ mi | $24,225 | 0 vs 0 prior |
| Rodriguez Roofing | Roof replacement | 1 on parcel1 in ½ mi | $21,000 | 0 vs 0 prior |
| California Custom Sunrooms And Patio Covers Recent nearby: 520 Bowman Ave (Feb 28, 2025) | Addition (adds square footage) | 5 in ½ mi |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family home | 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) |
| Accessory dwelling unit (new or conversion) |
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 ($4,600/yr) + local voter-approved bond debt ($644/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.
−$13,918/yr
Cash needed: $101,200
NOI: $13,994/yr
P&I: $2,326/mo
For $0/mo net cash flow
At $2,475/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 | $2,277/mo | −$1,444/mo | -17.1% | $4,293/mo | −$1,409/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,475/mo | −$1,160/mo | -13.8% | $3,974/mo | −$984/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 | −$996/mo | -11.8% | $3,881/mo | −$661/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 ↗
533 Wisconsin Ave com HVAC permit minor no plans
HVAC Permit: HVAC change out heat pump package unit on roof 2 ton, 14 SEER, 8 HSPF, 24K BTUs and water heater change out heat pump, 80 gallon electric. The existing unit shall be removed. The new unit shall be placed in the same location as the existing unit and shall not exceed the size of the existing unit by more than 25%. CF-1R-ALT-HVAC on file: Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
Reroof
Remove existing roof system, replace any dry rot, and install 1/2" insulation and install 42 sqs of 60 MIL TPO membrane.
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.
No housing activity reported to the State for this parcel (2018–2025 reports).
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
0.38 acres
Assessor's classification for assessment purposes. This is not zoning.
533 WISCONSIN AVE; 535 WISCONSIN AVE
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 262-0101-001-0000. 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.
| $136,900 |
| 9 vs 29 prior−69% |
| New Haven Homes Recent nearby: 2700 Northglen St (Nov 21, 2017) | Addition (adds square footage) | 4 in ½ mi | $559,072 | 0 vs 0 prior |
| Genesis Quality Construction Recent nearby: 344 Potomac Ave (Dec 28, 2017) | New single-family home | 3 in ½ mi | $724,025 | 0 vs 0 prior |
| Fbh Construction Recent nearby: 3204 Normington Dr (Mar 26, 2025) | Remodel / interior alteration | 3 in ½ mi | $692,822 | 2 vs 6 prior |
| Beauty Home Construction Recent nearby: 3298 Northgate Blvd (Oct 28, 2025) | Commercial tenant improvement | 3 in ½ mi | $640,000 | 3 vs 0 prior |
| S And A Properties Recent nearby: 795 Regatta Dr (Mar 23, 2026) | Accessory dwelling unit (new or conversion) | 3 in ½ mi | $247,366 | 2 vs 5 prior |
| Kitchen Mart Recent nearby: 795 Sotano Dr (Jun 8, 2020) | Remodel / interior alteration | 3 in ½ mi | $76,827 | 62 vs 72 prior−14% |
| Rose Remodeling Recent nearby: 704 Norwich Ct (Jul 22, 2026) | Remodel / interior alteration | 3 in ½ mi | $49,510 | 86 vs 76 prior+13% |
| 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) |
| Roof replacementOn this parcel | 19,072 | 0d | 0d | 0d | 2d | 0d |
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.