Sacramento 95833 · River Gardens · APN 274-0082-014-0000 · City of Sacramento
Since October 2024 within ½ mile: 70 homes completed, 3 permitted, 25 proposed or in review (66 of them deed-restricted affordable); 2 commercial or mixed-use projects.
15 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.
300 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.
$405,000
Benchmark range: $356,000 – $454,000
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 R-1 as single-family residential, 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 8.4 yr (first record May 24, 2018), with no completion or new permit record in 5.9 yr. · 1 unit · $189,956 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
In "Entitled" for 5.8 yr (since Jan 22, 2021), with no new permit record in 5.8 yr. · 11 units
In "Entitled" for 5.4 yr (since May 19, 2021), with no new permit record in 5.4 yr. · 67 units
In "Entitled" for 5.2 yr (since Aug 9, 2021), with no new permit record in 5.2 yr. · 4 units
In "Entitled" for 5.1 yr (since Sep 16, 2021), with no new permit record in 5.1 yr. · 1 unit
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)
2304 Thelma Ave · 1 unit · $60,291 valuation
Records span May 12, 2026 to Jul 30, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2314 Morell St · 1 unit · $129,732 valuation
Records span Nov 17, 2025 to Apr 3, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
935 Robins Nest Pl · 2 units · $483,500 valuation
Records span Oct 29, 2025 to Mar 2, 2026 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
1014 Virgil Ct · 1 unit · $200,844 valuation
Records span Aug 22, 2025 to Jan 22, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2429 Morell St · 1 unit · $51,157 valuation
Records span Sep 18, 2025 to Nov 18, 2025 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
957 Azusa St · 1 unit · $110,000 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2619 Erin Dr · 1 unit · $49,210 valuation
Records span Jul 22, 2025 to Oct 29, 2025 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Annual ZIP 95833 home-value index checkpoint
Changed from $471,466 in September 2024 to $451,611 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95833 (not a parcel appraisal)
959 Robins Nest Pl · 1 unit · $357,504 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
1141 Hawk Ave · 1 unit · $41,931 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2391 Northview Dr · 21 units · $4,045,592 valuation
Records span Dec 21, 2022 to Jun 13, 2025 (3 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
946 Hawk Ave · 1 unit · $135,028 valuation
Records span Oct 8, 2024 to Jun 4, 2025 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
0 Unknown · $17,315 valuation
Records span Mar 20, 2025 to Apr 10, 2025 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2300 Northview Dr · 1 unit · $276,129 valuation
Records span Jan 2, 2024 to Mar 20, 2025 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project 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 →Active in "Issued" for 8.4 yr (first record May 24, 2018) with no new permit activity recorded in 5.9 yr.
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 "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).
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 5.7 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).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 495 parcels
−66.7% YoY
City baseline: 30.6 / 1k
12 in trailing 24m
Includes 5 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 ($4,050/yr) + local voter-approved bond debt ($567/yr) + fixed direct levies/Mello-Roos ($450/yr).
Mapped hazard zone insurance context on this parcel:
−$9,954/yr
Cash needed: $89,100
NOI: $14,621/yr
P&I: $2,048/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 | −$1,114/mo | -15.0% | $3,832/mo | −$1,074/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,475/mo | −$830/mo | -11.2% | $3,547/mo | −$649/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 | −$666/mo | -9.0% | $3,464/mo | −$326/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 ↗
Issued1 unitsMay 24, 2018 – Dec 16, 2020
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
NSFR
NSFR - First Floor 763 sf , Second Floor 745 sf, Garage (attached) 266 sf, Porch 75 sf
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 |
|---|---|---|---|---|---|---|
| 2020 | NSFR(RES-1813511) | SFD · Owner | — | 1 (Dec 16, 2020) | — | — |
| 2018 | Thelma House(DR18-111) | SFD · Owner | 1 (May 24, 2018) | — | — | — |
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
0.06 acres
Assessor's classification for assessment purposes. This is not zoning.
2313 THELMA 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 274-0082-014-0000. 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.