Sacramento 95833 · Gardenland · APN 262-0212-019-0000 · City of Sacramento
Since October 2024 within ½ mile: 76 homes completed, 5 permitted, 52 proposed or in review (66 of them deed-restricted affordable); 2 commercial or mixed-use projects.
23 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.
339 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.
$149,000
Benchmark range: $131,000 – $167,000
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 RMX as mixed use, 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 "In review" for 19 mo (since Mar 27, 2025), with no new permit record in 13 mo. · 6 units · $1,004,167 declared valuation
Permit issued and active for 8.6 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 8.1 yr. · 1 unit · $307,571 declared valuation
In "Fee estimate" for 7.4 yr (since May 31, 2019), with no new permit record in 7.4 yr. · 12 units · $1,390,404 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 5.8 yr (since Jan 22, 2021), with no new permit record in 5.8 yr. · 11 units
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)
251 W El Camino Ave · 1 unit · $363,863 valuation
Records span Oct 1, 2024 to Jul 2, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
320 Cleveland Ave · 1 unit · $205,928 valuation
Records span Oct 3, 2025 to Jun 17, 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)
Plan revision / deferred submittal permit application filed (COM-2610765)
PHASED PERMIT - Wilson Apartments - Rough Grading & Wet Utilities
EPC - PHASED PERMIT to COM-2520938 (shared plan set with 4 permits) for rough site grading, tree removal, and installation of sewer, domestic and fire water, and stormwater utilities.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
341 Jefferson Ave · 1 unit · $206,927 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
260 Harding Ave · 18 units · $2,940,130 valuation
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)
500 Peralta Ave · 1 unit · $361,517 valuation
Records span Dec 1, 2023 to Feb 12, 2026 (5 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
321 W El Camino Ave · $15,000 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
HVAC / heat pump permit application filed (COM-2524871)
Shared Plans - Wilson Apartment Complex - Carport 1
MULTI-FAMILY HOUSING - EPC - SHARED PLANS. New Construction of (2) 3-story apartment buildings, (18) total units, (2) carport structures for 11 covered parking spaces on a 0.47-ac vacant lot. THIS PERMIT IS FOR CARPORT CANOPY 1 (1388 SQFT). Site/hardscape improvements total 12,740 sqft. This is project delivers (4) common area spaces including wooden gazebo, children play station, and landscaped walkways. Parking lot will include (4) EV car charging ports. Residential unit breakdown for entire development: 1 unit < 750 SF; 17 units 750-2000 SF. Type V-A; Occupancy R-2, A-3, U. SHARED PLANS WILL BE REVIEWED UNDER COM-2520938 (MAIN - Bldg 2 + Site), and includes COM-2520939 (Bldg 1), COM-2524871 (Carport 1), and COM-2524872 (Carport 2). - PLNG-INSP · Declared valuation: $31,924
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
HVAC / heat pump permit application filed (COM-2524872)
Shared Plans - Wilson Apartment Complex - Carport 2
MULTI-FAMILY HOUSING - EPC - SHARED PLANS. New Construction of (2) 3-story apartment buildings, (18) total units, (2) carport structures for 11 covered parking spaces on a 0.47-ac vacant lot. THIS PERMIT IS FOR CARPORT CANOPY 2 (551 SQFT). Site/hardscape improvements total 12,740 sqft. This is project delivers (4) common area spaces including wooden gazebo, children play station, and landscaped walkways. Parking lot will include (4) EV car charging ports. Residential unit breakdown for entire development: 1 unit < 750 SF; 17 units 750-2000 SF. Type V-A; Occupancy R-2, A-3, U. SHARED PLANS WILL BE REVIEWED UNDER COM-2520938 (MAIN - Bldg 2 + Site), and includes COM-2520939 (Bldg 1), COM-2524871 (Carport 1), and COM-2524872 (Carport 2). - PLNG-INSP · Declared valuation: $12,673
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
355 Harding Ave · 1 unit · $623,000 valuation
Records span Sep 3, 2025 to Oct 24, 2025 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
New multifamily / condos / mixed-use permit application filed (COM-2520938)
Shared Plans MAIN PERMIT - Wilson Apartment Complex - Building 2 (12 Units) + Site Work
MULTI-FAMILY HOUSING - EPC - SHARED PLANS. New Construction of (2) 3-story apartment buildings, (18) total units, (2) carport structures for 11 covered parking spaces on a 0.47-ac vacant lot. THIS IS THE MAIN PERMIT and is for Building 2 (12 units and leasing office) and site improvements. Site/hardscape improvements total 12,740 sqft. This is project delivers (4) common area spaces including wooden gazebo, children play station, and landscaped walkways. Parking lot will include (4) EV car charging ports. Residential unit breakdown for entire development: 1 unit < 750 SF; 17 units 750-2000 SF. Type V-A; Occupancy R-2, A-3, U. SHARED PLANS WILL BE REVIEWED UNDER THIS PERMIT COM-2520938 (MAIN - Bldg 2 + Site), and includes COM-2520939 (Bldg 1), COM-2524871 (Carport 1), and COM-2524872 (Carport 2). - PLNG-INSP · Declared valuation: $2,304,252
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
New multifamily / condos / mixed-use permit application filed (COM-2520939)
Shared Plans - Wilson Apartment Complex Building 1 (6 units)
MULTI-FAMILY HOUSING - EPC - SHARED PLANS. New Construction of (2) 3-story apartment buildings, (18) total units, (2) carport structures for 11 covered parking spaces on a 0.47-ac vacant lot. THIS PERMIT IS FOR BUILDING 1 (6 UNITS). Site/hardscape improvements total 12,740 sqft. This is project delivers (4) common area spaces including wooden gazebo, children play station, and landscaped walkways. Parking lot will include (4) EV car charging ports. Residential unit breakdown for entire development: 1 unit < 750 SF; 17 units 750-2000 SF. Type V-A; Occupancy R-2, A-3, U. SHARED PLANS WILL BE REVIEWED UNDER COM-2520938 (MAIN - Bldg 2 + Site), and includes COM-2520939 (Bldg 1), COM-2524871 (Carport 1), and COM-2524872 (Carport 2). - PLNG-INSP · Declared valuation: $1,004,167
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
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 "In review" for 19 mo (first record Mar 27, 2025) with no new permit activity recorded in 13 mo. High-impact scale (6 housing units, $1,004,167 declared valuation across 5 permits).
Active in "Entitled" for 5.7 yr (first record Feb 4, 2021) with no new permit activity recorded in 3.9 yr. High-impact scale (12 housing units, $2,505,854 declared valuation across 2 permits).
Active in "Entitled" for 3.9 yr (first record Dec 21, 2022) with no new permit activity recorded in 16 mo. High-impact scale (21 housing units, $4,045,592 declared valuation across 3 permits).
Active in "Entitled" for 5.4 yr (first record May 19, 2021) with no new permit activity recorded in 5.4 yr. High-impact scale (67 housing units across 0 permits).
Active in "Fee estimate" for 7.4 yr (first record May 31, 2019) with no new permit activity recorded in 7.4 yr. High-impact scale (12 housing units, $1,390,404 declared valuation across 1 permit).
Active in "Entitled" for 5.8 yr (first record Jan 22, 2021) with no new permit activity recorded in 5.8 yr. High-impact scale (11 housing units across 0 permits).
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 ($1,500/yr) + local voter-approved bond debt ($210/yr) + fixed direct levies/Mello-Roos ($450/yr).
Mapped hazard zone insurance context on this parcel:
+$8,426/yr
Cash needed: $33,000
NOI: $17,528/yr
P&I: $758/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 | +$418/mo | 15.2% | $1,694/mo | +$478/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,475/mo | +$702/mo | 25.5% | $1,568/mo | +$902/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 | +$866/mo | 31.5% | $1,531/mo | +$1,226/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 ↗
In review6 unitsMar 27, 2025 – Oct 3, 2025
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
PHASED PERMIT - Wilson Apartments - Rough Grading & Wet Utilities
EPC - PHASED PERMIT to COM-2520938 (shared plan set with 4 permits) for rough site grading, tree removal, and installation of sewer, domestic and fire water, and stormwater utilities.
Shared Plans - Wilson Apartment Complex - Carport 2
MULTI-FAMILY HOUSING - EPC - SHARED PLANS. New Construction of (2) 3-story apartment buildings, (18) total units, (2) carport structures for 11 covered parking spaces on a 0.47-ac vacant lot. THIS PERMIT IS FOR CARPORT CANOPY 2 (551 SQFT). Site/hardscape improvements total 12,740 sqft. This is project delivers (4) common area spaces including wooden gazebo, children play station, and landscaped walkways. Parking lot will include (4) EV car charging ports. Residential unit breakdown for entire development: 1 unit < 750 SF; 17 units 750-2000 SF. Type V-A; Occupancy R-2, A-3, U. SHARED PLANS WILL BE REVIEWED UNDER COM-2520938 (MAIN - Bldg 2 + Site), and includes COM-2520939 (Bldg 1), COM-2524871 (Carport 1), and COM-2524872 (Carport 2). - PLNG-INSP
Shared Plans - Wilson Apartment Complex - Carport 1
MULTI-FAMILY HOUSING - EPC - SHARED PLANS. New Construction of (2) 3-story apartment buildings, (18) total units, (2) carport structures for 11 covered parking spaces on a 0.47-ac vacant lot. THIS PERMIT IS FOR CARPORT CANOPY 1 (1388 SQFT). Site/hardscape improvements total 12,740 sqft. This is project delivers (4) common area spaces including wooden gazebo, children play station, and landscaped walkways. Parking lot will include (4) EV car charging ports. Residential unit breakdown for entire development: 1 unit < 750 SF; 17 units 750-2000 SF. Type V-A; Occupancy R-2, A-3, U. SHARED PLANS WILL BE REVIEWED UNDER COM-2520938 (MAIN - Bldg 2 + Site), and includes COM-2520939 (Bldg 1), COM-2524871 (Carport 1), and COM-2524872 (Carport 2). - PLNG-INSP
Shared Plans - Wilson Apartment Complex Building 1 (6 units)
MULTI-FAMILY HOUSING - EPC - SHARED PLANS. New Construction of (2) 3-story apartment buildings, (18) total units, (2) carport structures for 11 covered parking spaces on a 0.47-ac vacant lot. THIS PERMIT IS FOR BUILDING 1 (6 UNITS). Site/hardscape improvements total 12,740 sqft. This is project delivers (4) common area spaces including wooden gazebo, children play station, and landscaped walkways. Parking lot will include (4) EV car charging ports. Residential unit breakdown for entire development: 1 unit < 750 SF; 17 units 750-2000 SF. Type V-A; Occupancy R-2, A-3, U. SHARED PLANS WILL BE REVIEWED UNDER COM-2520938 (MAIN - Bldg 2 + Site), and includes COM-2520939 (Bldg 1), COM-2524871 (Carport 1), and COM-2524872 (Carport 2). - PLNG-INSP
Shared Plans MAIN PERMIT - Wilson Apartment Complex - Building 2 (12 Units) + Site Work
MULTI-FAMILY HOUSING - EPC - SHARED PLANS. New Construction of (2) 3-story apartment buildings, (18) total units, (2) carport structures for 11 covered parking spaces on a 0.47-ac vacant lot. THIS IS THE MAIN PERMIT and is for Building 2 (12 units and leasing office) and site improvements. Site/hardscape improvements total 12,740 sqft. This is project delivers (4) common area spaces including wooden gazebo, children play station, and landscaped walkways. Parking lot will include (4) EV car charging ports. Residential unit breakdown for entire development: 1 unit < 750 SF; 17 units 750-2000 SF. Type V-A; Occupancy R-2, A-3, U. SHARED PLANS WILL BE REVIEWED UNDER THIS PERMIT COM-2520938 (MAIN - Bldg 2 + Site), and includes COM-2520939 (Bldg 1), COM-2524871 (Carport 1), and COM-2524872 (Carport 2). - PLNG-INSP
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 |
|---|---|---|---|---|---|---|
| 2025 | 8 Apartment Building(DR24-174) | 5+ · Renter | 18 (Mar 27, 2025) | — | — | — |
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
0.47 acres
Assessor's classification for assessment purposes. This is not zoning.
536 WILSON 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 262-0212-019-0000. 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.