2800 Gateway Oaks Dr
Sacramento 95833 · Metro Center · City of Sacramento · Coordinates: 38.61963, -121.51613
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 $509,000 ($448,000–$570,000).
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 (+$11,352 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Apr 27, 2022).
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)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: Gateway Plaza Phase II (0.43 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 (~$6,253/yr at $509,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$521/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:
- 287,932 sq ft (6.61 ac)
- Assessor use:
- Office · Office (General) · Two Story
- Tax rate area:
- 03123
- Addresses on lot:
- 2800 GATEWAY OAKS DR
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: $448,000 – $570,000 · 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
- Gateway Plaza Phase II (In review)0.43 mi S
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).
- New home at 2809 Flower Pot Walk (Issued)0.49 mi W
Active in "Issued" for 4.4 yr (first record Jun 22, 2022) with no new permit activity recorded in 4.3 yr.
Entity-resolved builders & contractors in ½ mile: Gp Development (2 on parcel, 15 in ½ mi · Commercial tenant improvement); Pacific Ridge Builders (3 on parcel, 3 in ½ mi · Commercial tenant improvement); Ncca (2 on parcel, 2 in ½ mi · General repair); Beazer Homes (66 in ½ mi · New single-family home); Jeff Gunnell Construction (17 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| FPP-2202600 | Commercial tenant improvement | Finaled | Iss. Apr 27, 2022 | $284,002 | EXPEDITED - EPC - Lobby Area Renovation to Include: Demolition of existing wall hand railing, existing carpet, existing … |
| FPP-2202605 | Remodel / interior alteration | Void | App. Feb 4, 2022 | $284,002 | The project includes partial demo for interior building lobby remodel. No change in building use or occupancy type |
| COM-2202438 | Commercial tenant improvement | Void | App. Feb 2, 2022 | $284,002 | EXPEDITED - EPC - Lobby Area Renovation to Include: Demolition of existing wall hand railing, existing carpet, existing … |
| COM-2019475 | General repair | Expired Permit | Iss. Nov 25, 2020 | $24,000 | EPC - Replace Boiler |
| COM-1822224 |