1473 Garden Hwy
Sacramento 95833 · City of Sacramento · Coordinates: 38.60487, -121.52215
Executive Verdict · Public-Records Synthesis
Zoned F in City of Sacramento and mapped FEMA AE flood due diligence; benchmark value $157,000 ($133,000–$181,000).
Upsides & Opportunities
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Dec 15, 2022, 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-1621182): Issued after 12 mo (8.1× 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)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Demolition at 0 Gateway Oaks Dr (0.37 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 (~$2,240/yr at $157,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$187/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:
- Vacant · Site (Under 2ac)
- Tax rate area:
- 03090
- Addresses on lot:
- 1473 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 ADUUnlikely
Zoned F (open space): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned F (open space), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned F (open space), not a single-family residential zone.
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: $133,000 – $181,000 · 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)
15 active or recent development projects (14 housing units across completed, permitted, and pipeline stages) and 249 total building permits recorded within ½ mile.
- New construction1 permit
Developments Deserving Closer Investigation & Active Area Builders
- New single-family home (RES-1621182) (Expired Permit)On this parcel
Issued after 12 mo (8.1× 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)0.37 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).
- Accessory dwelling unit at 2320 Orchard Ln (Finaled / completed)0.41 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.
- New home (Issued)0.15 mi S
Active in "Issued" for 13 mo (first record Oct 3, 2025) with no new permit activity recorded in 13 mo.
Entity-resolved builders & contractors in ½ mile: Garrahan Electric (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Descor (7 in ½ mi · Commercial tenant improvement); Rafael Espinoza (5 in ½ mi · New single-family home); Icon General Contractors (4 in ½ mi · Commercial tenant improvement); Connected Technology (4 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (3 permits, 2 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2226754 | New single-family home | Expired Application | App. Dec 15, 2022 | $330,813 | EPC - New, Plan Number B, Elevation B, Single Family, 2 Story, R-3 Residential, 1-2 family, MP-2126498, 909 1st Floor ha… |
| COM-1815101 | Remodel / interior alteration | Finaled | Iss. Aug 17, 2018 | $6,000 | EXPEDITED - installing new light fixtures, controls, conduit and wire in the condo parking garage area |
| RES-1621182 | New single-family home | Expired Permit | Iss. Dec 28, 2017 | $302,979 | Plan B, The plan review is under MP-1315497 ( 2354 sq. ft. 2 story NSFR 1ST FLOOR 909 SF 2ND FLOOR 1432 SF , garage is… |