1633 Garden Hwy
Sacramento 95833 · Willowcreek · City of Sacramento · Coordinates: 38.60524, -121.52496
Executive Verdict · Public-Records Synthesis
Zoned F in City of Sacramento and mapped FEMA AE flood due diligence; benchmark value $545,000 ($480,000–$610,000).
Upsides & Opportunities
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Aug 8, 2023, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (AE, all of the lot of lot)
Zone AE: 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)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Demolition at 0 Gateway Oaks Dr (0.5 mi E, issued). 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 (~$6,663/yr at $545,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$555/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:
- 24,829 sq ft (0.57 ac)
- Assessor use:
- Office · Office (General) · One Story
- Tax rate area:
- 03163
- Addresses on lot:
- 1633 GARDEN HWY
Zoning & Land Use
F — Flood Zone (O)
2040 General Plan: Commercial Mixed Use (FAR up to 1)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned F (open space): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned F (open space), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned F (open space), not a single-family residential zone.
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 AE: 1% annual chance flood (Special Flood Hazard Area) (all of the lot) · FIRM panel 06067C0157J, effective June 16, 2015
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $480,000 – $610,000 · Status: Off market
HUD Small Area FMR (ZIP 95833) · FY 2026
Studio $1,920 · 1BR $2,020 · 2BR $2,480 · 3BR $3,300 · 4BR $3,810
Developments Deserving Closer Investigation & Active Area Builders
- Demolition at 0 Gateway Oaks Dr (Issued)0.5 mi E
Active in "Issued" for 16 mo (first record Jul 23, 2025) with no new permit activity recorded in 14 mo. High-impact scale ($1,500,000 declared valuation across 7 permits).
- Accessory dwelling unit at 2320 Orchard Ln (Finaled / completed)0.27 mi NW
High-impact scale (2 housing units, $1,500,000 declared valuation across 4 permits). current_status changed to "Finaled" in snapshot Nov 1, 2026.
- The Rivers (Issued)0.21 mi S
Active in "Issued" for 4.5 yr (first record May 13, 2022) with no new permit activity recorded in 4.5 yr.
- New home (Issued)0.23 mi SE
Active in "Issued" for 13 mo (first record Oct 3, 2025) with no new permit activity recorded in 13 mo.
Entity-resolved builders & contractors in ½ mile: Home Depot USA (2 on parcel, 2 in ½ mi · Windows / doors / siding); Level 1 Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Capital City Signs (1 on parcel, 1 in ½ mi · Sign); Descor (6 in ½ mi · Commercial tenant improvement); Rafael Espinoza (5 in ½ mi · New single-family home).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| SIG-2316629 | Sign | Expired Application | App. Aug 8, 2023 | $4,780 | INSTALLATION OF 2 NON-ILLUMINATED WALL SIGNS. |
| COM-2000181 | Roof replacement | Expired Permit | Iss. Jan 10, 2020 | $23,400 | E-Permit: Tear Off - No, Resheet - No, 1 layer(s), 26 squares of PVC Single Ply. CRRC: 0640-0001 |
| COM-1909716 | Windows / doors / siding | Finaled | Iss. Jun 3, 2019 | $856 | C/O 1 Window |
| RES-1909715 | Windows / doors / siding | Withdrawn | App. May 30, 2019 | $856 | C/O 1 Window . Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314 |