1321 Garden Hwy
Sacramento 95833 · City of Sacramento · Coordinates: 38.60343, -121.51451
Executive Verdict · Public-Records Synthesis
Zoned OB in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA AE flood due diligence; benchmark value $448,000 ($381,000–$515,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone OB allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 5 documented municipal building permits on file
On-parcel permit history is indexed through Jan 27, 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)
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)
- ! Delayed or open permit activity on this parcel
Fire alarm / sprinkler (COM-2408190): Issued after 6 mo (12.0× the 14d median) — slower than 90% of fire alarm / sprinkler permits in City of Sacramento (median 14d, 90th pct 71d, n=2,312).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Homewood Suites & Hotel (Natomas) - Hotel & Site (0.44 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)
- ! Year 1 Prop 13 tax reset (~$5,557/yr at $448,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$463/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:
- 126,324 sq ft (2.90 ac)
- Assessor use:
- Office · Office (General) · Two Story
- Tax rate area:
- 03166
- Addresses on lot:
- 1321 GARDEN HWY
Zoning & Land Use
OB — Low-Rise Mixed-Use Zone (C)
2040 General Plan: Commercial Mixed Use (FAR up to 1)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned OB (mixed use): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned OB (mixed use), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned OB (mixed use), 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: $381,000 – $515,000 · 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
Nearby Activity (½ mile radius, since November 2024)
18 active or recent development projects (16 housing units across completed, permitted, and pipeline stages) and 161 total building permits recorded within ½ mile.
- New construction2 permits
Developments Deserving Closer Investigation & Active Area Builders
- Homewood Suites & Hotel (Natomas) - Hotel & Site (In review)0.44 mi N
In "In review" for 23 mo (since Dec 23, 2024), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($28,000,000 declared valuation across 1 permit). current_status changed to "Verify" in snapshot Nov 1, 2026.
- Fire alarm / sprinkler (COM-2408190) (Finaled)On this parcel
Issued after 6 mo (12.0× the 14d median) — slower than 90% of fire alarm / sprinkler permits in City of Sacramento (median 14d, 90th pct 71d, n=2,312).
- Demolition at 0 Gateway Oaks Dr (Issued)0.28 mi N
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).
- New home (Issued)0.33 mi SW
Active in "Issued" for 2.5 yr (first record May 1, 2024) with no new permit activity recorded in 2.5 yr.
Entity-resolved builders & contractors in ½ mile: Icon General Contractors (2 on parcel, 19 in ½ mi · Commercial tenant improvement); Sacramento Control (3 on parcel, 3 in ½ mi · Fire alarm / sprinkler); Dekreek Construction (16 in ½ mi · Commercial tenant improvement); Gp Development (8 in ½ mi · Commercial tenant improvement); Descor (7 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2601263 | Fire alarm / sprinkler | Finaled | Iss. Jan 27, 2026 | $3,950 | EPC - INSTALL 1 STROBE IN NEW RESTROOM AREA ON 1ST FLOOR. AND CONNECT TO EXISTING SYSTEM. |
| FPP-2515637 | Commercial tenant improvement | Finaled | Iss. Aug 8, 2025 | $110,882 | EPC - ARCHITECTURAL: TENANT IMPROVEMENT, CONSISTING OF RESTROOM REMODEL INCLUDING DEMOLITION AND CONSTRUCTION OF NON-BE… |
| COM-2515626 | Commercial tenant improvement | Void | App. Jul 24, 2025 | $110,882 | EPC - ARCHITECTURAL: TENANT IMPROVEMENT, CONSISTING OF RESTROOM REMODEL INCLUDING DEMOLITION AND CONSTRUCTION OF NON-BE… |
| COM-2408190 | Fire alarm / sprinkler | Finaled | Iss. Oct 1, 2024 | $9,000 | PERMIT TO COMPLETE WORK ON EXPIRED PERMIT COM-2306761 EPC - SCS WILL REPLACE EXISTING FIRE PANEL AND ANNUNCIATOR AND CON… |