2850 Gateway Oaks Dr
Sacramento 95833 · Metro Center · City of Sacramento · Coordinates: 38.62183, -121.51775
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 $563,000 ($495,000–$631,000).
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 (+$8,140 contributory est.)
Public building records show issued construction/renovation work on this parcel (19 total permits, latest Apr 28, 2026).
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
Fire alarm / sprinkler (COM-2021645): Issued after 6 mo (13.0× the 14d median) — slower than 90% of fire alarm / sprinkler permits in City of Sacramento (median 14d, 90th pct 71d, n=2,312).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: New home at 2809 Flower Pot Walk (0.5 mi SW, 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 (~$6,868/yr at $563,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$572/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:
- 41,382 sq ft (0.95 ac)
- Assessor use:
- Office · Office (General) · Multiple Stories
- Tax rate area:
- 03123
- Addresses on lot:
- 2850 GATEWAY OAKS DR; 2850 GATEWAY OAKS DR # 100 # 100; 2850 GATEWAY OAKS DR # 105 # 105
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: $495,000 – $631,000 · 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
- Fire alarm / sprinkler (COM-2021645) (Finaled)On this parcel
Issued after 6 mo (13.0× the 14d median) — slower than 90% of fire alarm / sprinkler permits in City of Sacramento (median 14d, 90th pct 71d, n=2,312).
- Plan revision / deferred submittal (SUB-1816733) (Abandoned)On this parcel
Pending in review for 8.2 yr (73.1× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
- Plan revision / deferred submittal (SUB-1717820) (Abandoned)On this parcel
Pending in review for 9.1 yr (81.3× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
- New home at 2809 Flower Pot Walk (Issued)0.5 mi SW
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: Jeff Gunnell Construction (10 on parcel, 18 in ½ mi · Commercial tenant improvement); Descor (1 on parcel, 13 in ½ mi · Commercial tenant improvement); Icon General Contractors (1 on parcel, 5 in ½ mi · Commercial tenant improvement); Illuminated Creations (3 on parcel, 3 in ½ mi · Sign); Ap Thomas Construction (1 on parcel, 1 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (19 permits, 1 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| FPP-2605583 | Commercial tenant improvement | Finaled | Iss. Apr 28, 2026 | $77,600 | EPC - EXPEDITED - CONSTRUCTION OF NEW IMPROVEMENTS, WORK TO INCLUDE NEW INTERIOR PARTITIONS AND FINISHES. MODIFICATION … |
| COM-2605446 | Commercial tenant improvement | Void | App. Mar 19, 2026 | $77,600 | EPC - CONSTRUCTION OF NEW IMPROVEMENTS, WORK TO INCLUDE NEW INTERIOR PARTITIONS AND FINISHES. MODIFICATION OF EXISTING … |
| FPP-2224110 | Commercial tenant improvement | Finaled | Iss. Dec 22, 2022 | $850,000 | EPC - EXPEDITED - DEMO OF EXISTING IMPROVEMENTS, CONSTRUCTION OF NEW IMPROVEMENTS, WORK TO INCLUDE NEW INTERIOR PARTITIO… |
| COM-2021645 |