Sacramento 95833 · APN 274-0320-035-0007 · City of Sacramento
Zoned F in City of Sacramento and mapped FEMA AE flood due diligence; benchmark value $350,000 ($298,000–$402,000).
On-parcel permit history is indexed through May 28, 2021, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
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)
Plumbing / water heater / sewer (COM-1817367): Issued after 2 mo — slower than 90% of plumbing / water heater / sewer permits in City of Sacramento (median 0d, 90th pct 1d, n=18,112).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$350,000
Benchmark range: $298,000 – $402,000
Closest lead: Demolition at 0 Gateway Oaks Dr (0.31 mi NE, issued). Inspect timeline history before assuming near-term completion.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · HCD APR (½-mile radius)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$370/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
Since November 2024 within ½ mile: 15 permitted; 1 demolition.
16 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.
238 permits within ½ mile since November 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 Nov 1, 2026 · Retrieved Nov 3, 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.
No ADU or new-home permits recorded within ¼ mile in this window.
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 Nov 11, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Nov 9, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Nov 9, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Nov 9, 2026) · Zoning classes: our classification of F as open space, 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 2.9 yr (first record Dec 20, 2023), with no completion or new permit record in 2.9 yr. · 1 unit
Permit issued and active for 2.8 yr (first record Jan 25, 2024), with no completion or new permit record in 2.8 yr. · 1 unit
Permit issued and active for 2.8 yr (first record Jan 25, 2024), with no completion or new permit record in 2.8 yr. · 1 unit
Permit issued and active for 2.8 yr (first record Jan 25, 2024), with no completion or new permit record in 2.8 yr. · 1 unit
Permit issued and active for 2.8 yr (first record Jan 25, 2024), with no completion or new permit record in 2.8 yr. · 1 unit
Permit issued and active for 2.8 yr (first record Jan 25, 2024), with no completion or new permit record in 2.8 yr. · 1 unit
Nearby remodel / interior alteration (1034 Waterford Dr): First appeared in published agency feed
Record 26CAP00000005XV · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby other (215 Classic Ct): Status changed from Permitted to Finaled
Record 26CAP0000000315 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby other (215 Classic Ct): Issued date changed from 2026-06-09 to (blank)
Record 26CAP0000000315 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (815 Wedgewood Ct): No longer present in latest agency feed
Record 21CAP00000006J9 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby other (590 River Crest Dr): First appeared in published agency feed
Record 26CAP00000005V5 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby other (808 Whitewater Ct): Status changed from Permitted to Finaled
Record 25CAP00000006XG · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby other (808 Whitewater Ct): Issued date changed from 2025-11-17 to (blank)
Record 25CAP00000006XG · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (200 Woodhaven Pl): Status changed from Plan Check to Permitted
Record 26CAP00000005SI · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (200 Woodhaven Pl): Issued date changed from (blank) to 2026-11-02
Record 26CAP00000005SI · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (401 Woodhaven Pl): First appeared in published agency feed
Record 26CAP00000005U3 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby other (440 Westlake Dr): Status changed from Plan Check to Permitted
Record 26CAP0000000522 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby other (440 Westlake Dr): Issued date changed from (blank) to 2026-09-25
Record 26CAP0000000522 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby sign (3765 Channel Dr): Status changed from Plan Check to Permitted
Record 26CAP00000005JN · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby sign (3765 Channel Dr): Issued date changed from (blank) to 2026-10-16
Record 26CAP00000005JN · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (440 Westlake Dr): Status changed from Plan Check to Permitted
Record 26CAP00000005AP · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff 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 →Issued after 2 mo — slower than 90% of plumbing / water heater / sewer permits in City of Sacramento (median 0d, 90th pct 1d, n=18,112).
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).
Issued after 5 mo (5.0× the 33d median) — above the 75th percentile for other permits in City of Sacramento (median 33d, 75th pct 85d, n=837).
Issued after 4 mo (2.6× the 45d median) — above the 75th percentile for new single-family home permits in City of Sacramento (median 45d, 75th pct 85d, n=3,657).
Issued after 6 mo (3.8× the 45d median) — above the 75th percentile for new single-family home permits in City of Sacramento (median 45d, 75th pct 85d, n=3,657).
High-impact scale (2 housing units, $1,500,000 declared valuation across 4 permits). current_status changed to "Finaled" in snapshot Nov 1, 2026.
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Rafael Espinoza | New single-family home | 1 on parcel5 in ½ mi | $1,124,401 | 2 vs 0 prior |
| Grey Stone Landscape Services | Other | 1 on parcel1 in ½ mi | $58,920 | 0 vs 0 prior |
| Michael Moser Development | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $21,000 |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family homeOn this parcel | 3,657 | 28d | 45d | 85d | 184d | 41d(vs 51d prior) |
| New duplex / half-plex | 115 | 82d | 184d | 416d | 575d | 144d(vs 361d prior) |
| New multifamily / condos / mixed-use | 199 | 125d | 210d | 365d | 627d | 199d(vs 289d prior) |
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 ($3,500/yr) + local voter-approved bond debt ($490/yr) + fixed direct levies/Mello-Roos ($450/yr).
Mapped hazard zone insurance context on this parcel:
Model adding a backyard ADU or garage conversion under California's Prop 13 blended new-construction assessment (existing house & land tax base stays intact; only ADU build cost is assessed) and SB 13 impact-fee rules.
−$5,990/yr
Cash needed: $77,000
NOI: $15,248/yr
P&I: $1,770/mo
For $0/mo net cash flow
At $2,475/mo gross 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 | −$784/mo | -12.2% | $3,371/mo | −$739/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,475/mo | −$499/mo | -7.8% | $3,120/mo | −$315/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 | −$336/mo | -5.2% | $3,047/mo | +$9/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 ↗
Finaled / completed1 unitsDec 28, 2016 – Feb 14, 2021
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
River Landing - Podium Phase II
EPC - Replacement permit of Partial COM-1315501 in order to complete the unfinish podium phase II for 6 single family homes that 5 were almost done and one will be new.
River Landing - Lot 7 New SFH
EPC - Replacement permit to complete remaining work of expired Permit RES-1905765 (AKA: RES-1621185), Plan C. The plan review was under MP-1315583 (2234 sq. ft. 2 story NSFR 1ST FLOOR 934 SF 2ND FLOOR 1292 SF garage is 441 sq. ft. and the balcony is 512 sq. ft.) All Previous Conditions still Apply.
River Landing - Landscaping for Phase II & Phase III
EPC - Replacement permit of COM-1909690 for Landscaping 5,892 sq. ft. in front of 12 condo units. Approved plans under COM-1909690 can be reused per CBO.
Garden Hwy
Landscaping 5,892 sq. ft. in front of 12 condo units
HSG Case 19-000757 Permit To Complete Work From Expired Permit
HSG Case 19-000757 Permit To Complete Work From Expired Permit RES-1621185: Plan C, The plan review was under MP-1315583 (2234 sq. ft. 2 story NSFR 1ST FLOOR 934 SF 2ND FLOOR 1292 SF garage is 441 sq. ft. and the balcony is 512 sq. ft.) “Any new landscaping done on this property is to be in compliance with the City’s Water Efficient Landscape Ordinance 15.92.” All Previous Conditions still Apply. Valuation based on 15% of orig. $288,104.73 = $43,125
River Landing
EPC - Installation of a sewer lift station to service 1429, 1433, 1437, 1441, 1445, 1449, 1453, 1457, 1461, 1465, 1469, 1473 Garden Highway, Sacramento, CA 95825 of the River Landing project.
Plan C (River Landing Development)
Plan C, The plan review is under MP-1315583 (2234 sq. ft. 2 story NSFR 1ST FLOOR 934 SF 2ND FLOOR 1292 SF garage is 441 sq. ft. and the balcony is 512 sq. ft.) “Any new landscaping done on this property is to be in compliance with the City’s Water Efficient Landscape Ordinance 15.92.”
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel (APN) · Source updated Nov 1, 2026 · Retrieved Nov 3, 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 |
|---|---|---|---|---|---|---|
| 2018 | River Landing Facade Changes(DR18-152) | SFA · Owner | 12 (May 10, 2018) | — | — | — |
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Nov 9, 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 Nov 11, 2026 · Retrieved Nov 11, 2026
Assessor's classification for assessment purposes. This is not zoning.
1429 GARDEN HWY
Source: Sacramento County GIS, Parcels · Geography: parcel · Source updated Nov 8, 2026 · Retrieved Nov 8, 2026
Assessed values and limited building characteristics (Sacramento County Assessor)
Current roll value. This is assessed value, not market value.
Search by parcel number 274-0320-035-0007. 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.
| Icon General Contractors Merged: ICON GENERAL CONTRACTORS INC · ICON GENERAL CONTRACTORS LLC Recent nearby: 2399 Gateway Oaks Dr 100 (Sep 15, 2026) | Commercial tenant improvement | 12 in ½ mi | $1,391,980 | 39 vs 62 prior−37% |
| Dekreek Construction Recent nearby: 2150 River Plaza Dr (Jul 8, 2021) | Commercial tenant improvement | 11 in ½ mi | $1,281,239 | 6 vs 9 prior−33% |
| Adair General Construction Recent nearby: 2379 Gateway Oaks Dr (Oct 15, 2026) | Commercial tenant improvement | 10 in ½ mi | $1,126,386 | 9 vs 5 prior |
| Descor Recent nearby: 2200 River Plaza Dr (Jul 1, 2025) | Commercial tenant improvement | 7 in ½ mi | $5,585,358 | 8 vs 12 prior−33% |
| North State Electrical Contractors Recent nearby: 2200 River Plaza Dr (May 18, 2020) | Remodel / interior alteration | 5 in ½ mi | $28,990 | 0 vs 0 prior |
| Connected Technology Recent nearby: 2807 Toronja Way (Oct 7, 2025) | Remodel / interior alteration | 4 in ½ mi | $3,427 | 117 vs 248 prior−53% |
| J Sutter Builders Recent nearby: 2600 River Plaza Dr 110 (Apr 28, 2026) | Commercial tenant improvement | 3 in ½ mi | $230,000 | 17 vs 18 prior−6% |
| Accessory dwelling unit (new or conversion) | 1,693 | 57d | 97d | 172d | 284d | 97d(vs 103d prior) |
| Addition (adds square footage) | 1,948 | 6d | 42d | 83d | 162d | 49d(vs 43d prior) |
| Remodel / interior alteration | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvement | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| Plumbing / water heater / sewerOn this parcel | 18,112 | 0d | 0d | 0d | 1d | 0d |
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Computed from issued permits with recorded application and issuance dates over the trailing 60 months. Categories with fewer than 20 permits are excluded.