2700 Gateway Oaks Dr
Sacramento 95833 · Metro Center · City of Sacramento · Coordinates: 38.61604, -121.51536
Executive Verdict · Public-Records Synthesis
Zoned OB-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $613,000 ($539,000–$687,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone OB-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$115,211 contributory est.)
Public building records show issued construction/renovation work on this parcel (39 total permits, latest Aug 12, 2025).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in Metro Center
7 substantial renovation & housing permits over 24 months (68.0 per 1,000 parcels vs. 30.4 citywide baseline) (#97 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Metro Center)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (A99, all of the lot of lot)
Zone A99: 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
Plan revision / deferred submittal (SUB-1908070): Pending in review for 7.5 yr (67.0× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Homewood Suites & Hotel (Natomas) - Hotel & Site (0.44 mi S, in review). 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 (~$7,438/yr at $613,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$620/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:
- 897,772 sq ft (20.61 ac)
- Assessor use:
- Office · Office (General) · Multiple Stories
- Tax rate area:
- 03123
- Addresses on lot:
- 2700 GATEWAY OAKS DR; 2710 GATEWAY OAKS DR; 2710 GATEWAY OAKS DR STE 200A STE 200A
Zoning & Land Use
OB-PUD — Low-Rise Mixed-Use Zone (C)
2040 General Plan: Office Mixed Use (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned OB (mixed use): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned OB (mixed use), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned OB (mixed use), 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 A99: 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: $539,000 – $687,000 · 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
- Homewood Suites & Hotel (Natomas) - Hotel & Site (In review)0.44 mi S
In "In review" for 23 mo (since Dec 23, 2024), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($28,000,000 declared valuation across 1 permit). current_status changed to "Verify" in snapshot Nov 1, 2026.
- El Camino Apartments - ESTIMATE (Fee estimate)0.17 mi SE
In "Fee estimate" for 6 yr (since Oct 30, 2020), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (125 housing units, $18,022,513 declared valuation across 1 permit).
- Multi-Unit Housing at Venture Oaks (Fee estimate)0.31 mi S
In "Fee estimate" for 4.6 yr (since Apr 26, 2022), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (410 housing units, $103,000,000 declared valuation across 4 permits).
- Gateway Plaza Phase II (In review)0.22 mi SW
In "In review" for 4.1 yr (since Sep 21, 2022), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($1,000,000 declared valuation across 10 permits).
Entity-resolved builders & contractors in ½ mile: Descor (11 on parcel, 25 in ½ mi · Commercial tenant improvement); Gp Development (14 on parcel, 16 in ½ mi · Commercial tenant improvement); Adair General Construction (2 on parcel, 12 in ½ mi · Commercial tenant improvement); Icon General Contractors (1 on parcel, 6 in ½ mi · Commercial tenant improvement); Ref And Sons (1 on parcel, 6 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (39 permits, 1 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2515231 | Commercial tenant improvement | Finaled | Iss. Aug 12, 2025 | $40,050 | EPC - EXPEDITED - NO EXTERIOR WORK. Minor HVAC and ELECTRICAL work in preparation for low-voltage audio visual system u… |
| COM-2300938 | Commercial tenant improvement | Finaled | Iss. Apr 6, 2023 | $55,250 | EPC - Expanding the storage room by removing the wall separating the storage and office. The office entry door will be r… |
| COM-2301044 | Remodel / interior alteration | Finaled | Iss. Feb 27, 2023 | $35,500 | EPC - Provide piping and power for new CCTV Surveillance Camera System to secure parking area. |
| COM-2020031 | HVAC / heat pump |