Sacramento 95833 · Gateway Center · APN 225-1010-022-0000 · City of Sacramento
Zoned SC-PUD in City of Sacramento and mapped FEMA A99 flood due diligence; benchmark value $510,000 ($434,000–$587,000).
Public building records show issued construction/renovation work on this parcel (20 total permits, latest May 26, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
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)
Commercial tenant improvement (COM-1614167): Issued after 10 mo (4.8× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$510,000
Benchmark range: $434,000 – $587,000
Closest lead: Homewood Suites & Hotel (Natomas) - Hotel & Site (0.26 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)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$522/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 demolition; 2 commercial or mixed-use projects.
3 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.
224 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 SC as commercial, 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.
In "Fee estimate" for 6 yr (since Oct 30, 2020), with no new permit record in 6 yr. · 125 units · $18,022,513 declared valuation
In "Fee estimate" for 3.2 yr (since Aug 30, 2023), with no new permit record in 3.2 yr. · $25,138,450 declared valuation
In "Fee estimate" for 4.6 yr (since Apr 26, 2022), with no new permit record in 2.1 yr. · 410 units · $103,000,000 declared valuation
In "In review" for 23 mo (since Dec 23, 2024), with no new permit record in 23 mo. · $28,000,000 declared valuation
In "In review" for 4.1 yr (since Sep 21, 2022), with no new permit record in 16 mo. · $1,000,000 declared valuation
Nearby roof replacement (2550 W El Camino Ave 13): Status changed from Issued to Finaled
Record COM-2605341 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (2630 Baybridge St): First appeared in published agency feed
Record RES-2623822 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (2520 Venture Oaks Way 250): First appeared in published agency feed
Record COM-2623077 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby ev charger (2580 W El Camino Ave 9105): First appeared in published agency feed
Record COM-2623241 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (2892 Candido Dr): First appeared in published agency feed
Record RES-2622955 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (2576 Campden Way): First appeared in published agency feed
Record RES-2623045 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby new commercial / non-residential building (2227 River Plaza Dr A): First appeared in published agency feed
Record COM-2622634 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (310 Unity Cir): Status changed from Issued to Finaled
Record RES-2616924 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (2630 Baybridge St): First appeared in published agency feed
Record RES-2622154 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record COM-2427741 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (2216 Coroval Dr): First appeared in published agency feed
Record RES-2621830 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (2379 Gateway Oaks Dr): Status changed from Plan Check Wait to Issued
Record COM-2618082 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (2379 Gateway Oaks Dr): Issued date changed from (blank) to 2026-10-15
Record COM-2618082 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (11 Heathmere Ct): First appeared in published agency feed
Record RES-2623602 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (5 Heathmere Ct): Status changed from Issued to Finaled
Record RES-2615238 · 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 →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.
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).
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).
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).
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).
Issued after 10 mo (4.8× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Osb Builders | Commercial tenant improvement | 2 on parcel3 in ½ mi | $157,500 | 1 vs 1 prior |
| Svb Construction | Commercial tenant improvement | 3 on parcel3 in ½ mi | $106,250 | 0 vs 0 prior |
| Hci | Fire alarm / sprinkler | 2 on parcel2 in ½ mi | $1,200 | 0 vs 0 prior |
| 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 ($5,100/yr) + local voter-approved bond debt ($714/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.
−$17,522/yr
Cash needed: $112,200
NOI: $13,424/yr
P&I: $2,579/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 | −$1,745/mo | -18.7% | $4,712/mo | −$1,713/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,475/mo | −$1,460/mo | -15.6% | $4,362/mo | −$1,288/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 | −$1,297/mo | -13.9% | $4,260/mo | −$965/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 ↗
ELECTRICAL REMODEL
EPC - Install (1) new 20A, 120V dedicated branch circuit to serve (5) wall-mounted television outlets in Unit 140 and (1) television outlet in Unit 150. Includes EMT conduit, conductors, outlet boxes, terminations, labeling, and testing.
HSG #26-018015 - 2610 GATEWAY OAKS DR STE 100
HDB 26-018015: MINOR PERMIT FOR THE REMOVAL OF ALL UNPERMITTED ALTERATIONS TO INCLUDE THE REMOVAL OF THE STAGE, DJ BOOTH, FIXED SEATING PLATFORMS, LIGHTING, WIRING, AND OUTSIDE DINING AND SEATING. CARBON MONOXIDE & SMOKE ALARMS ARE REQUIRED. REFERENCE CRC SECTIONS R315 & R314. ALL WORK IS SUBJECT TO FIELD INSPECTION.
Restaurant Remodel
EPC - Existing Restaurant to add adjoining suite of 2,736 S/F to expand dining room. 1) EXPAND EXISTING DINING ROOM 2) NEW BAR AND DINING AREA 3) NEW EQUIPMENT 4) ELECTRICAL BAR 5) COMBINE SUITE 140, 130, 120, 110, 100 New openings between existing suites.
REMODEL CUATRO AMIGOS MEXICAN GRILL AND BAR
EPC - EXPEDITED - l1) REMODEL EXISTING 1417 SQ FT RETAIL SUITE TO NEW A-2 OCCUPANCY RESTAURAUNT SUITE 140 TO MERGE WITH ADJANCENT SUITE 130 . REMODEL TO INCLUDE THE FOLLOWING 2) NEW BAR AND DINING AREA 3) NEW TI WALLS 4) NEW EQUIPMENT 5) NEW MECHANICAL/PLUMBING/ELECTRICAL 6) RE-STRIPE EXISTING ACCESSIBLE PARKING
Cuatro Amigos Sign (SUITE 140)
SUITE 140 - install (1) attached / illuminated channel letter / cabinet sign
Remodel
New walls to construct new all gender bathroom, new T-bar ceiling, new 2x4 lighting in merchandise area and office, new hard lid in bathroom and storage, new mechanical duct work and mechanical unit on roof, no new site work
REVISION TO COM-1918339
EXPEDITED - Revision to Com -1918339: Revision to Ansul system to consist of: Kitchen Griddle decreased in size; Added a kitchen Charbroiler and Stock Pot station
STE 140 - Fire Alarm Monitor
STE 140 - Connect (1) New Duct Smoke Detector and Hood to existing Fire Alarm Monitoring system.
Revision to COM-1914132
EXPEDITED - Field revision for upgrade in cooking equipment under hood
Remodel
Expansion into adjacent suit 130, new walls to create additional dinning area, new room for parties, new door to adjacent existing restaurant space, enlarging exiting, new all gender door signage, for existing unisex bathroom, new T-bar ceiling in storage, new lighting, mechanical ductwork, and diffusers are existing, no new site work
Ansul System (SUITE 140)
install Ansul and duct suppression system *** SEE COM-1923127 Revision to Ansul system to consist of: Kitchen Griddle decreased in size; Added a kitchen Charbroiler and Stock Pot station
2606 Gateway Oaks #120 - Remodel
Remodel to include; New restroom (all gender), T-Bar ceiling, lighting, new duct-work and AC Unit on roof.
Permit to complete work from expired permit COM-1614167
Permit to complete work from expired permit COM-1614167: SUITE REMODEL FOR RESTAURANT TO INCLUDE NEW MECHANICAL, PLUMBING,NEW ELECTRICAL PANEL, ADA UPGRADES NEW -BAR CEILING, NO CHANGE TO EXTERIOR. Valuation based on 25% of original valuation. Previous inspection history attached. Original city copy of plans is attached in attachments See revision COM-1920449 change to equipment
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
1.40 acres
Assessor's classification for assessment purposes. This is not zoning.
2606 GATEWAY OAKS DR; 2606 GATEWAY OAKS DR STE 100 STE 100; 2606 GATEWAY OAKS DR STE 110 STE 110
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 225-1010-022-0000. 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.
| Yee Electrical Service | Commercial tenant improvement | 1 on parcel1 in ½ mi | $130,000 | 0 vs 0 prior |
| Thunderbolt | Commercial tenant improvement | 1 on parcel1 in ½ mi | $65,000 | 0 vs 0 prior |
| Cej Construction | Commercial tenant improvement | 1 on parcel1 in ½ mi | $35,000 | 0 vs 0 prior |
| Pan Sign | Sign | 1 on parcel1 in ½ mi | $6,200 | 0 vs 0 prior |
| Action Hauling And Demo | Remodel / interior alteration | 1 on parcel1 in ½ mi | $4,800 | 0 vs 0 prior |
| Four Ace Electrical Services | Commercial tenant improvement | 1 on parcel1 in ½ mi | $3,500 | 13 vs 0 prior |
| Sacramento Valley Alarm Security System | Fire alarm / sprinkler | 1 on parcel1 in ½ mi | $1,980 | 0 vs 0 prior |
| 1,693 |
| 57d |
| 97d |
| 172d |
| 284d |
| 97d(vs 103d prior) |
| Addition (adds square footage) | 1,948 | 6d | 42d | 83d | 162d | 49d(vs 43d prior) |
| Remodel / interior alterationOn this parcel | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvementOn this parcel | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| Electrical / panelOn this parcel | 11,023 | 0d | 0d | 0d | 5d | 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.
ansul system
installation of ansul hood system
GARAGE BARBER SHOP
GARAGE BARBER SHOP INSTALL 16.5 SQ FT ATTACHED ILLUMINTED SIGN.
FOGO DE MINAS Brazilian Steakhouse Sign Permit
INSTALL ATTACHED ILLUMINATED SIGN TO STORE FRONT - FOGO DE MINAS
Sabor De Minas SteakHouse
Change of use from tanning salon to A-2 Restaurant. Remove existing partitions, new partitions with associated plumbing/mechanical, electrical, fire sprinklers and kitchen equipment.
Interior Demo Prior to Issuing Remodel permit COM-1720451
EXPEDITED - Interior Demo Prior to Issuing Remodel permit COM-1720451: Remove existing partitions walls & front entry door. Salvage (E) plumbing fixtures
SUITE 140 REMODEL
SUITE REMODEL FOR RESTAURANT TO INCLUDE NEW MECHANICAL, PLUMBING,NEW ELECTRICAL PANEL, ADA UPGRADES NEW -BAR CEILING, NO CHANGE TO EXTERIOR.
Estimate
Estimate for first time tenant improvement for a restaurant