2650 Gateway Oaks Dr
Sacramento 95833 · Gateway Center · City of Sacramento · Coordinates: 38.61395, -121.51655
Executive Verdict · Public-Records Synthesis
Zoned SC-PUD in City of Sacramento and mapped FEMA A99 flood due diligence; benchmark value $526,000 ($447,000–$605,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$26,400 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Jan 20, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
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
Sign (SIG-2521460): Issued after 3 mo (5.2× the 19d median) — slower than 90% of sign permits in City of Sacramento (median 19d, 90th pct 76d, n=1,075).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Homewood Suites & Hotel (Natomas) - Hotel & Site (0.32 mi SE, 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 (~$6,446/yr at $526,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$537/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:
- 36,808 sq ft (0.84 ac)
- Assessor use:
- Retail / Commercial · Vehicle Oriented · Service Station
- Tax rate area:
- 03123
- Addresses on lot:
- 2650 GATEWAY OAKS DR
Zoning & Land Use
SC-PUD — Shopping Center Zone (C)
2040 General Plan: Office Mixed Use (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned SC (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned SC (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned SC (commercial), 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: $447,000 – $605,000 · 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)
3 active or recent development projects and 226 total building permits recorded within ½ mile.
- New construction4 permits
Developments Deserving Closer Investigation & Active Area Builders
- Homewood Suites & Hotel (Natomas) - Hotel & Site (In review)0.32 mi SE
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.
- Multi-Unit Housing at Venture Oaks (Fee estimate)0.21 mi SE
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)370 ft 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).
- Baywood Hotel (Fee estimate)0.27 mi S
In "Fee estimate" for 3.2 yr (since Aug 30, 2023), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($25,138,450 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Perry Builders (2 on parcel, 2 in ½ mi · Sign); Triamid Construction Of Central California (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Sign Development (1 on parcel, 1 in ½ mi · Sign); Allen Industries (1 on parcel, 1 in ½ mi · Sign); Beazer Homes (97 in ½ mi · New single-family home).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| SIG-2521460 | Sign | Expired Permit | Iss. Jan 20, 2026 | $20,000 | EPC - Replace 6 speedway panels and signs. |
| COM-2506530 | Remodel / interior alteration | Finaled | Iss. Jun 6, 2025 | $50,000 | EPC - Voluntary ADA upgrades to parking lot. |
| SIG-1912176 | Sign | Finaled | Iss. Jul 14, 2019 | $15,000 | Install (2) attached / illuminated canopy sigs and modify components and facings of existing detached / monument sign. D… |
| SIG-1821861 | Sign | Expired Permit | Iss. Dec 21, 2018 | $5,000 | Permit to complete work on previously expired permit SIG-1719018 Install new ACM on al sides of canopy, Install 2 mobi… |
| SIG-1719018 | Sign | Expired Permit |