1809 Garden Hwy
Sacramento 95833 · Willowcreek · City of Sacramento · Coordinates: 38.60513, -121.53245
Executive Verdict · Public-Records Synthesis
Zoned F in City of Sacramento and mapped FEMA AE flood due diligence; benchmark value $488,000 ($429,000–$547,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$38,250 contributory est.)
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)
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)
- ! 4 slow or stalled nearby projects within ½ mile
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)
- ! Year 1 Prop 13 tax reset (~$6,013/yr at $488,000)
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
Parcel & Assessor
- Lot size:
- 2,178 sq ft (0.05 ac)
- Assessor use:
- Residential · Single Family · Planned Unit Development
- Tax rate area:
- 03163
- Addresses on lot:
- 1809 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 06067C0160J, 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: $429,000 – $547,000 · 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
Developments Deserving Closer Investigation & Active Area Builders
- Accessory dwelling unit at 2320 Orchard Ln (Finaled / completed)0.29 mi NE
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)0.45 mi S
Active in "Issued" for 5.8 yr (first record Jan 20, 2021) with no new permit activity recorded in 5.8 yr.
- New home (Issued)0.46 mi S
Active in "Issued" for 4.2 yr (first record Aug 17, 2022) with no new permit activity recorded in 4.2 yr.
- New home (Issued)0.46 mi S
Active in "Issued" for 4.2 yr (first record Aug 17, 2022) with no new permit activity recorded in 4.2 yr.
Entity-resolved builders & contractors in ½ mile: Northwest Exteriors (1 on parcel, 7 in ½ mi · Remodel / interior alteration); Clarke And Rush Mechanical (2 on parcel, 2 in ½ mi · HVAC / heat pump); James E Williams And Son (2 on parcel, 2 in ½ mi · Windows / doors / siding); Durabuild Construction (1 on parcel, 1 in ½ mi · Addition (adds square footage)); Mark Bonney (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2500786 | Windows / doors / siding | Finaled | Iss. Jan 15, 2025 | $24,115 | CHANGEOUT 7 RETRO WINDOWS & 1 NAIL FIN LIKE FOR LIKE. The Egress windows will meet code requirements enforced at the tim… |
| RES-2326089 | Windows / doors / siding | Finaled | Iss. Dec 8, 2023 | $2,400 | Siding Permit: Minor exterior dry rot repairs. Remove and replace, like for like, multiple locations. All repairs to be… |
| COM-2326072 | Windows / doors / siding | Void | App. Dec 7, 2023 | $2,400 | Siding Permit: Minor exterior dry rot repairs. Remove and replace, like for like, multiple locations. All repairs to be… |
| RES-2023765 | HVAC / heat pump | Finaled | Iss. Jan 7, 2021 | $9,710 | No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall … |