Sacramento 95833 · River Gardens · APN 274-0083-022-0000 · 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.
282 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.
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
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
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 ($4,500/yr) + local voter-approved bond debt ($630/yr) + fixed direct levies/Mello-Roos ($450/yr).
Mapped hazard zone insurance context on this parcel:
−$13,198/yr
Cash needed: $99,000
NOI: $14,108/yr
P&I: $2,275/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 | −$1,384/mo | -16.8% | $4,209/mo | −$1,348/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,475/mo | −$1,100/mo | -13.3% | $3,896/mo | −$923/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 | −$936/mo | -11.3% | $3,805/mo | −$600/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 12, 2026 – Jul 30, 2026
Expired / withdrawn1 unitsNov 3, 2025 – Nov 3, 2025
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
957 Azusa Street res electrical permit minor no plans
Electrical Permit: Upgrade existing residential electric service/main panel from 100 amps to 200amps. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
ADU
EPC - Garage conversion into ADU (596sq ft). SQ. FT. UPDATED TO 596 SQ. FT. AT CYCLE 2. Carbon monoxide & Smoke alarms are required. Reference CRC sections R315 & R314. All work subject to field inspections.
DETACHED ADU
“Shelf-Ready ADU Submittal, Cycle Times 10, 7, 5, 3 EPC - CONSTRUCT A NEW SHELF READY 559 SF DETACHED ADU Route to Planning for plan check.
957 Azusa St / Panel change out
exterior residential electrical panel changes out like for like replacement of 100 amp panel in existing location. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
HSG 18-005947 - Detached Garage 576 sq. ft.
576-sq. ft. detached conditioned garage with electrical built without benefits of permit. Bring existing building into current code compliance.
HSG 18-005947-Complete Work on Expired Permit
HSG 18-005947 Complete Work on Expired Permit RES-1901673 Remove illegal work to include: Abate moldy sheetrock in bathroom, replace as needed Expose wood frame around tub for further inspection Replace tub surround with new Remove illegal electric work in garage Remove illegal laundry room/enclosure on south west corner of dwelling Remove/Relocate water heater, provide rain tight enclosure Other items as provided in violation A separate permit at a later date will be applied for either legalizing the garage or demo
HSG 18-005947 Remove illegal work
HSG 18-005947 Remove illegal work to include: Abate moldy sheetrock in bathroom, replace as needed Expose wood frame around tub for further inspection Replace tub surround with new Remove illegal electric work in garage Remove illegal laundry room/enclosure on south west corner of dwelling Remove/Relocate water heater, provide rain tight enclosure Other items as provided in violation A separate permit at a later date will be applied for either legalizing the garage or demo
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.
No housing activity reported to the State for this parcel (2018–2025 reports).
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
0.23 acres
Assessor's classification for assessment purposes. This is not zoning.
2304 THELMA AVE; 957 AZUSA ST
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 274-0083-022-0000. 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.