Sacramento 95833 · Gardenland · APN 274-0162-007-0000 · City of Sacramento
Since October 2024 within ½ mile: 74 homes completed, 5 permitted, 31 proposed or in review (66 of them deed-restricted affordable); 1 commercial or mixed-use project.
20 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.
272 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.
$473,000
Benchmark range: $416,000 – $530,000
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 8.6 yr (first record Mar 9, 2018), with no completion or new permit record in 8.3 yr. · 1 unit · $270,875 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 "Fee estimate" for 6.9 yr (since Nov 22, 2019), with no new permit record in 6.9 yr. · $594,600 declared valuation
Permit issued and active for 7.1 yr (first record Oct 8, 2019), with no completion or new permit record in 5.9 yr. · 1 unit · $168,552 declared valuation
In "Entitled" for 5.9 yr (since Dec 17, 2020), with no new permit record in 5.9 yr. · 2 units
In "Entitled" for 5.9 yr (since Dec 18, 2020), with no new permit record in 5.9 yr. · 75 units
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)
251 W El Camino Ave · 1 unit · $363,863 valuation
Records span Oct 1, 2024 to Jul 2, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
320 Cleveland Ave · 1 unit · $205,928 valuation
Records span Oct 3, 2025 to Jun 17, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2244 Edgewater Rd · 1 unit · $151,007 valuation
Records span Apr 3, 2026 to Jun 15, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
341 Jefferson Ave · 1 unit · $206,927 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
504 Jefferson Ave · 1 unit · $95,000 valuation
Records span Jan 22, 2026 to May 5, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
New multifamily / condos / mixed-use permit application filed (COM-2608862)
FEE ESTIMATE- New Multi-Family Building at Harding
EPC - FEE ESTIMATE ONLY- Occupancy- R3. Construction type- VB. Area of work- 40,946 SF. Proposing one building that is three stories with 18 multifamily units that are (12) 950sqft with 2 beds, 2 baths units and (6) 723sqft 1 bed, 2 bath units. The proposed building would be along the east side of the property and would lay parallel to the side setback. Modification is proposed on the property for new driveway, 25 parking spaces will be proposed, while extending further the property for fire accessibility and added hammerhead. Upgrade of utilities proposed with additional 18 units, to be determined size and type of upgrade required. Proposed pubic common space in the rear of the property for the tenants. The exterior finishes are to match the existing multifamily units on the property with a stucco exterior. Composition roof shingles and a monochromatic color palette. Proposed as Section 8 Housing with Incentives/variances for reduced rear setback from 15ft to 5ft and modification of dormer projection to be full building projection into the 45 degree 3rd story element. - PLNG-INSP · Declared valuation: $2,940,130
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
178 Stanford Ave · 1 unit · $67,263 valuation
Records span Dec 8, 2025 to Mar 9, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
500 Peralta Ave · 1 unit · $361,517 valuation
Records span Dec 1, 2023 to Feb 12, 2026 (5 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
321 W El Camino Ave · $15,000 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
355 Harding Ave · 1 unit · $623,000 valuation
Records span Sep 3, 2025 to Oct 24, 2025 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
536 Wilson Ave · 6 units · $1,004,167 valuation
Records span Mar 27, 2025 to Oct 3, 2025 (5 permits).
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)
341 Jefferson Ave · 1 unit · $462,442 valuation
Records span Oct 11, 2022 to Sep 15, 2025 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
427 Jefferson Ave · 1 unit · $101,176 valuation
Records span May 7, 2024 to Aug 29, 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 →High-impact scale (18 housing units, $2,940,130 declared valuation across 1 permit).
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).
Active in "Entitled" for 5.9 yr (first record Dec 18, 2020) with no new permit activity recorded in 5.9 yr. High-impact scale (75 housing units across 0 permits).
Active in "Fee estimate" for 3 yr (first record Nov 13, 2023) with no new permit activity recorded in 3 yr. High-impact scale (75 housing units, $45,000,000 declared valuation across 1 permit).
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).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 1,027 parcels
Small prior baseline
City baseline: 30.6 / 1k
15 in trailing 24m
Includes 8 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 ($4,750/yr) + local voter-approved bond debt ($665/yr) + fixed direct levies/Mello-Roos ($450/yr).
Mapped hazard zone insurance context on this parcel:
−$15,000/yr
Cash needed: $104,500
NOI: $13,823/yr
P&I: $2,402/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 | −$1,534/mo | -17.6% | $4,419/mo | −$1,500/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,475/mo | −$1,250/mo | -14.4% | $4,090/mo | −$1,075/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 | −$1,086/mo | -12.5% | $3,995/mo | −$752/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 ↗
Fee estimate18 unitsMay 4, 2026 – May 4, 2026
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
FEE ESTIMATE- New Multi-Family Building at Harding
EPC - FEE ESTIMATE ONLY- Occupancy- R3. Construction type- VB. Area of work- 40,946 SF. Proposing one building that is three stories with 18 multifamily units that are (12) 950sqft with 2 beds, 2 baths units and (6) 723sqft 1 bed, 2 bath units. The proposed building would be along the east side of the property and would lay parallel to the side setback. Modification is proposed on the property for new driveway, 25 parking spaces will be proposed, while extending further the property for fire accessibility and added hammerhead. Upgrade of utilities proposed with additional 18 units, to be determined size and type of upgrade required. Proposed pubic common space in the rear of the property for the tenants. The exterior finishes are to match the existing multifamily units on the property with a stucco exterior. Composition roof shingles and a monochromatic color palette. Proposed as Section 8 Housing with Incentives/variances for reduced rear setback from 15ft to 5ft and modification of dormer projection to be full building projection into the 45 degree 3rd story element. - PLNG-INSP
HSG #19-033354 Corrective Action Permit
BLDG 270 (DUPLEX) Installation of new windows. WWOP. QUAD FEES APPLY. Job Valuation: $6,000
Replace Water Service (UNIT 260)
Unit 260 - replace 500-lnft of water service pipe - dig / bury. Smoke & Carbon Monoxide Alarms required per CRC sections R314 & R315. Access to perform inspection/s must be provided by the Party requesting the inspection.
HSG #19-033354 HVAC Mini-Split (Bldg 270)
BLDG 270 Installation of new mini-split system. WWOP. QUAD FEES APPLY. Job Valuation: $2,700
HSG #19-03354 Violation List Repair (UNITS 1 - 4)
BLDG 264 1) Installation of water heaters in Units ## 1-4; 2) New windows in Units ## 1-4; 3) Gas Test for Unit ## 2; 4) All other items as listed in the violation list.
19-033354 repairs
19-033354 TEAR-OFF, AND RE-ROOF AND REMOVAL AND REPLACEMENT OF ALL DAMAGED AND/ OR DETERIORATED EXPOSED WOOD FRAMING MEMBERS (approx. 48 squares, cool roofing required) install water heater exhaust vents, , water heater permits to be under separate permit, PRE DECK INSPECTION REQUIRED TO CONFIRM EXISTING ROOF SHEETHING
Building 264 - replace 10 windows like for like. HSG #19-033354
Building 264 - replace 10 windows like for like. HSG #19-033354
HSG #19-033354 VIOLATION LIST REPAIRS - Bldg 264 Harding - Unit #1
ITEMS TO BE CORRECTED AS LISTED IN THE VIOLATION LIST.
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
0.94 acres
Assessor's classification for assessment purposes. This is not zoning.
260 1/2 HARDING AVE; 260 HARDING AVE; 264 HARDING AVE # 1 # 1
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 274-0162-007-0000. 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.