1000 Garden Hwy
Sacramento 95833 · American River Parkway · City of Sacramento · Coordinates: 38.60561, -121.49526
Executive Verdict · Public-Records Synthesis
Zoned ARP-F in City of Sacramento and mapped FEMA AE flood due diligence; benchmark value $434,000 ($382,000–$486,000).
Upsides & Opportunities
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through May 19, 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: regulatory floodway (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)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: T9, Lot 10E (0.49 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)
- ! Year 1 Prop 13 tax reset (~$5,398/yr at $434,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$450/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:
- 4,026,251 sq ft (92.43 ac)
- Assessor use:
- Miscellaneous · Park / Greenbelt
- Tax rate area:
- 03383
- Addresses on lot:
- 1000 GARDEN HWY; 599 GARDEN HWY
Zoning & Land Use
ARP-F — American River Parkway-Floodplain Zone (O)
2040 General Plan: Parks and Recreation
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned ARP-F (open space): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned ARP-F (open space), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned ARP-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: regulatory floodway (Special Flood Hazard Area) (all of the lot) · FIRM panel 06067C0176J, 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: $382,000 – $486,000 · 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
- T9, Lot 10E (In review)0.49 mi SE
In "In review" for 4.2 yr (since Aug 24, 2022), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (36 housing units, $5,997,108 declared valuation across 20 permits).
- New home at 2515 Reiner Way (Issued)0.48 mi NE
Active in "Issued" for 7.5 yr (first record May 10, 2019) with no new permit activity recorded in 2.3 yr.
- New home at 2519 Reiner Way (Issued)0.49 mi NE
Active in "Issued" for 7.6 yr (first record Apr 3, 2019) with no new permit activity recorded in 2.5 yr.
- New home at 1230 Ciric Ave (Issued)0.5 mi NE
Active in "Issued" for 4.6 yr (first record Apr 6, 2022) with no new permit activity recorded in 2.5 yr.
Entity-resolved builders & contractors in ½ mile: Als Landclearing (1 on parcel, 1 in ½ mi · Demolition); Adkar (41 in ½ mi · Commercial tenant improvement); Dekreek Construction (12 in ½ mi · Commercial tenant improvement); Icon General Contractors (8 in ½ mi · Commercial tenant improvement); Mason Building And Design (6 in ½ mi · New multifamily / condos / mixed-use).
Permit & Project History on This Parcel (2 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| CF-2608976 | Fire alarm / sprinkler | Issued | Iss. May 19, 2026 | — | This project involves replacing the six existing lift stations that serve the parks public restrooms, installing new gri… |
| COM-2417660 | Demolition | Finaled | Iss. Aug 9, 2024 | $15,000 | Demolish a 1100sf structure and an 800sf trailer. |