Sacramento 95833 · Willowcreek · APN 274-0420-002-0000 · City of Sacramento
Zoned F in City of Sacramento and mapped FEMA AE flood due diligence; benchmark value $488,000 ($429,000–$547,000).
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Jan 15, 2025).
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)
Closest lead: New home (0.45 mi S, issued). Inspect timeline history before assuming near-term completion.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · HCD APR (½-mile radius)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$488,000
Benchmark range: $429,000 – $547,000
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$501/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: 1 homes completed.
1 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.
342 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 5.8 yr (first record Jan 20, 2021), with no completion or new permit record in 5.8 yr. · 1 unit
Permit issued and active for 4.5 yr (first record May 13, 2022), with no completion or new permit record in 4.5 yr. · 1 unit
Permit issued and active for 4.2 yr (first record Aug 17, 2022), with no completion or new permit record in 4.2 yr. · 1 unit
Permit issued and active for 4.2 yr (first record Aug 17, 2022), with no completion or new permit record in 4.2 yr. · 1 unit
Nearby other (1116 Marston St): Status changed from Plan Check to Permitted
Record 26CAP00000003TA · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby other (1116 Marston St): Issued date changed from (blank) to 2026-07-15
Record 26CAP00000003TA · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby other (1395 Riverbank Rd): Declared valuation changed from (blank) to 243250
Record 26CAP00000005U0 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (1034 Waterford Dr): Declared valuation changed from (blank) to 20924
Record 26CAP00000005XV · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
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 (1395 Riverbank Rd): First appeared in published agency feed
Record 26CAP00000005X6 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby other (1040 Waterford Dr): Status changed from Plan Check to Permitted
Record 26CAP00000005IH · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby other (1040 Waterford Dr): Issued date changed from (blank) to 2026-10-14
Record 26CAP00000005IH · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby other (1395 Riverbank Rd): First appeared in published agency feed
Record 26CAP00000005U0 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (1041 Carrie St): No longer present in latest agency feed
Record 21CAP00000006FV · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (3365 Kittiwake Dr): Status changed from Issued to Finaled
Record RES-2617784 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (15 Paddle Wheel Ct): Status changed from Issued to Finaled
Record RES-2616936 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (2755 Toronja Way): First appeared in published agency feed
Record RES-2622571 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby pool / spa (3376 Calla Lily Way): Status changed from Processing to Issued
Record RES-2619931 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby pool / spa (3376 Calla Lily Way): Issued date changed from (blank) to 2026-10-06
Record RES-2619931 · 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 →High-impact scale (2 housing units, $1,500,000 declared valuation across 4 permits). current_status changed to "Finaled" in snapshot Nov 1, 2026.
Active in "Issued" for 5.8 yr (first record Jan 20, 2021) with no new permit activity recorded in 5.8 yr.
Active in "Issued" for 4.2 yr (first record Aug 17, 2022) with no new permit activity recorded in 4.2 yr.
Active in "Issued" for 4.2 yr (first record Aug 17, 2022) with no new permit activity recorded in 4.2 yr.
Active in "Issued" for 4.5 yr (first record May 13, 2022) with no new permit activity recorded in 4.5 yr.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 2,102 parcels
−45.9% YoY
City baseline: 30.4 / 1k
57 in trailing 24m
Includes 0 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Northwest Exteriors | Remodel / interior alteration | 1 on parcel7 in ½ mi | $114,367 | 22 vs 46 prior−52% |
| Clarke And Rush Mechanical | HVAC / heat pump | 2 on parcel2 in ½ mi | $11,402 | 4 vs 12 prior−67% |
| James E Williams And Son | Windows / doors / siding | 2 on parcel |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family home | 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) |
| Accessory dwelling unit (new or conversion) |
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 ($4,900/yr) + local voter-approved bond debt ($686/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.
−$16,081/yr
Cash needed: $107,800
NOI: $13,652/yr
P&I: $2,478/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 | −$1,624/mo | -18.1% | $4,545/mo | −$1,591/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,475/mo | −$1,340/mo | -14.9% | $4,206/mo | −$1,167/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 | −$1,176/mo | -13.1% | $4,109/mo | −$843/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 ↗
1809 GARDEN HWY - C/O WINDOWS
CHANGEOUT 7 RETRO WINDOWS & 1 NAIL FIN LIKE FOR LIKE. The Egress windows will meet code requirements enforced at the time structure was permitted. The structure was built 1989. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt). ALL WORK SUBJECT TO FIELD INSPECTION.
1809 Garden Highway res siding permit minor no plans
Siding Permit: Minor exterior dry rot repairs. Remove and replace, like for like, multiple locations. All repairs to be completed to current building code standards. This is a town home. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
1809 Garden Highway com siding permit minor no plans
Siding Permit: Minor exterior dry rot repairs. Remove and replace, like for like, multiple locations. All repairs to be completed to current building code standards. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall be placed in the same location as the existing unit and shall not exceed the size of the existing unit by more than 25%.
Replace 2nd Floor Deck 450SF
Replace 2nd Floor Deck: 6 structural deck supports, 10 deck joist / all new framing, add 3 structural deck supports. 450SF. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. “Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt).”
KITCHEN
REMODEL KITCHEN, Countertops/cabinets, appliances, sink, disposal, LED lights, hot water dispenser. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314
Change-out installation of Electric - 052 gallon to Electric - 052 gallon, located inside building, screening not required.
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.
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 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
0.05 acres
Assessor's classification for assessment purposes. This is not zoning.
1809 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 274-0420-002-0000. 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.
| $4,800 |
| 0 vs 0 prior |
| Durabuild Construction | Addition (adds square footage) | 1 on parcel1 in ½ mi | $75,000 | 0 vs 0 prior |
| Mark Bonney | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $56,500 | 0 vs 0 prior |
| Connected Technology Recent nearby: 2807 Toronja Way (Oct 7, 2025) | Remodel / interior alteration | 13 in ½ mi | $37,919 | 117 vs 248 prior−53% |
| Premier Pools Sacramento Recent nearby: 11 Kittiwake Ct (Jul 22, 2025) | Pool / spa | 6 in ½ mi | $442,997 | 102 vs 121 prior−16% |
| Phe Recent nearby: 3300 Swallows Nest Ln (Oct 25, 2023) | Remodel / interior alteration | 5 in ½ mi | $5,724 | 1 vs 52 prior−98% |
| Ev Electric Residential Merged: E V ELECTRIC RESIDENTIAL LLC · EV ELECTRIC RESIDENTIAL LLC Recent nearby: 2223 Shorebird Dr (May 20, 2024) | Remodel / interior alteration | 5 in ½ mi | $4,958 | 1 vs 219 prior−100% |
| Phoenix Construction Recent nearby: 1815 Garden Hwy (Jan 11, 2023) | Addition (adds square footage) | 4 in ½ mi | $339,000 | 0 vs 1 prior |
| 1,693 |
| 57d |
| 97d |
| 172d |
| 284d |
| 97d(vs 103d prior) |
| Addition (adds square footage)On this parcel | 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) |
| HVAC / heat pumpOn this parcel | 19,324 | 0d | 0d | 0d | 2d | 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.