1433 Garden Hwy
Sacramento 95833 · City of Sacramento · Coordinates: 38.60466, -121.52080
Executive Verdict · Public-Records Synthesis
Zoned F in City of Sacramento and mapped FEMA AE flood due diligence; benchmark value $350,000 ($298,000–$402,000).
Upsides & Opportunities
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Feb 14, 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)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (AE, all of the lot of lot)
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)
- ! Delayed or open permit activity on this parcel
New single-family home (RES-1621072): Issued after 8 mo (5.6× the 45d median) — slower than 90% of new single-family home permits in City of Sacramento (median 45d, 90th pct 184d, n=3,657).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 3 slow or stalled nearby projects within ½ mile
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)
- ! Year 1 Prop 13 tax reset (~$4,440/yr at $350,000)
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
Parcel & Assessor
- Lot size:
- —
- Assessor use:
- Residential · Single Family · Condominium
- Tax rate area:
- 03090
- Addresses on lot:
- 1433 GARDEN HWY
Zoning & Land Use
F — Flood Zone (O)
2040 General Plan: Commercial Mixed Use (FAR up to 1)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUCan't tell
This is a condominium unit: an ADU here would be a building-wide project that needs the association.
- SB 9: two homes on the lotUnlikely
This is a condominium unit: SB 9 applies to a whole lot.
- SB 9: split into two lotsUnlikely
This is a condominium unit: SB 9 applies to a whole lot.
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: 1% annual chance flood (Special Flood Hazard Area) (all of the lot) · FIRM panel 06067C0157J, 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: $298,000 – $402,000 · 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
Nearby Activity (½ mile radius, since November 2024)
16 active or recent development projects (15 housing units across completed, permitted, and pipeline stages) and 239 total building permits recorded within ½ mile.
- New construction1 permit
Developments Deserving Closer Investigation & Active Area Builders
- New single-family home (RES-1621072) (Expired Permit)On this parcel
Issued after 8 mo (5.6× the 45d median) — slower than 90% of new single-family home permits in City of Sacramento (median 45d, 90th pct 184d, n=3,657).
- Demolition at 0 Gateway Oaks Dr (Issued)0.31 mi NE
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).
- New single-family home (RES-2019138) (Finaled)On this parcel
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).
- Accessory dwelling unit at 2320 Orchard Ln (Finaled / completed)0.48 mi NW
High-impact scale (2 housing units, $1,500,000 declared valuation across 4 permits). current_status changed to "Finaled" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Rafael Espinoza (1 on parcel, 5 in ½ mi · New single-family home); Icon General Contractors (12 in ½ mi · Commercial tenant improvement); Dekreek Construction (11 in ½ mi · Commercial tenant improvement); Adair General Construction (10 in ½ mi · Commercial tenant improvement); Descor (7 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (3 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2019138 | New single-family home | Finaled | Iss. Feb 14, 2021 | $329,851 | EPC - Replacement permit to complete remaining work for expired Permit RES-1905766 (AKA: RES-1621072) Plan A. The plan… |
| RES-1905766 | Repair tied to a housing/code case | Expired Permit | Iss. Apr 9, 2019 | $45,314 | HSG Case: 19-000758 Permit To Complete Work From Expired Permit RES-1621072: Plan A The plan review is under MP-131549… |
| RES-1621072 | New single-family home | Expired Permit | Iss. Sep 7, 2017 | $302,095 | NSFR Plan A The plan review is under MP-1315496 ( 2349 sq. ft. two story 1ST FLOOR 916 SF 2ND FLOOR 1433 SF residentia… |