Sacramento 95833 · Gardenland · APN 262-0122-019-0000 · City of Sacramento
Zoned C-2-SPD in City of Sacramento and mapped FEMA A99 flood due diligence; benchmark value $470,000 ($414,000–$526,000).
On-parcel permit history is indexed through Apr 1, 2026, 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: New home at 251 W El Camino Ave (0.47 mi SE, 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.
$470,000
Benchmark range: $414,000 – $526,000
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$484/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: 9 homes completed, 6 permitted, 12 proposed or in review; 1 commercial or mixed-use project.
19 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.
394 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.
Permit issued and active for 8.7 yr (first record Mar 9, 2018), with no completion or new permit record in 8.3 yr. · 1 unit · $270,875 declared valuation
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
Permit issued and active for 7.1 yr (first record Oct 8, 2019), with no completion or new permit record in 5.9 yr. · 1 unit · $168,552 declared valuation
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
Nearby roof replacement (2816 Normington Dr): First appeared in published agency feed
Record RES-2621730 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record COM-2512235 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record COM-2512235 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (2617 Normington Dr): First appeared in published agency feed
Record RES-2621826 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (2804 Northview Dr): Status changed from Issued to Finaled
Record RES-2621197 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (2804 Northview Dr): First appeared in published agency feed
Record RES-2622698 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2613993 · 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
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 solar / battery storage (2713 Normington Dr): Status changed from Issued to Withdrawn
Record RES-2617163 · 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
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 2.1 yr (since Oct 1, 2024), 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 "Plan Check Wait" in snapshot Nov 1, 2026.
In "In review" for 18 mo (since May 8, 2025), exceeding the 210d median and 365d 75th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). issued_date changed to "2026-09-30" in snapshot Nov 1, 2026.
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).
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 "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).
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 |
|---|---|---|---|---|
| Capitol Neon | Sign | 2 on parcel2 in ½ mi | $12,270 | 0 vs 0 prior |
| Rja Heating And Air | Roof replacement | 1 on parcel1 in ½ mi | $10,757 | 2 vs 0 prior |
| Pacific Signs | Sign | 1 on parcel1 in ½ mi | $5,379 | 0 vs 0 prior |
| 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 ($4,700/yr) + local voter-approved bond debt ($658/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.
−$14,639/yr
Cash needed: $103,400
NOI: $13,880/yr
P&I: $2,377/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 | −$1,504/mo | -17.5% | $4,377/mo | −$1,470/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,475/mo | −$1,220/mo | -14.2% | $4,051/mo | −$1,045/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 | −$1,056/mo | -12.3% | $3,957/mo | −$721/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 ↗
SIGN GP TAX
EPC - Fabricate and install illuminated channel letter to say "GP TAX" and non-illuminated FCO Letters to say "Good People Tax Services"
2850 Northgate Blvd. com HVAC minor no plans
HVAC Permit: HVAC change out of a package HP unit, roof mounted, no duct work-like for like.
GOLDEN BLADE BARBER SHOP
EPC - Fabricated & Install 1 Cabinet with insert face
EL TRIGAL BAKERIES
EPC - Fabricate and Install Sign to say El Trigal Bakeries
Galdy's Bakery
Suite #2 Remodel existing vacant space to new 1693 sq. ft. bakery to include new partitions, and associated mechanical, plumbing, electrical and fire sprinklers. (SCOPE CHANGED AT CYCLE 2 TO INCLUDE NEW RAMP. DE AND UTILITIES ADDED TO REVIEW DISCIPLINES. SEE COMMENTS FOR MORE INFORMATION)
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
0.53 acres
Assessor's classification for assessment purposes. This is not zoning.
2850 NORTHGATE BLVD; 2850 NORTHGATE BLVD # 1 # 1; 2850 NORTHGATE BLVD # 2 # 2
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 262-0122-019-0000. 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.
| 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 |
| 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 |
| USA Bath California Remodeling Recent nearby: 2708 Norcross Dr (May 15, 2025) | Remodel / interior alteration | 3 in ½ mi | $56,903 | 5 vs 8 prior−38% |
| Rose Remodeling Recent nearby: 704 Norwich Ct (Jul 22, 2026) | Remodel / interior alteration | 3 in ½ mi | $49,510 | 86 vs 76 prior+13% |
| Fbh Construction Recent nearby: 3170 Northview Dr (Nov 4, 2022) | Addition (adds square footage) | 2 in ½ mi | $367,822 | 2 vs 6 prior |
| Ag Builders Recent nearby: 2506 Northglen St (Oct 18, 2022) | Accessory dwelling unit (new or conversion) | 2 in ½ mi | $118,257 | 4 vs 1 prior |
| Domus Construction And Design Recent nearby: 442 Potomac Ave (May 5, 2016) | Demolition | 2 in ½ mi | $89,142 | 0 vs 0 prior |
| 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 improvementOn this parcel | 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.