2860 Gateway Oaks Dr
Sacramento 95833 · Metro Center · City of Sacramento · Coordinates: 38.62213, -121.51903
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 $569,000 ($501,000–$637,000).
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 (+$13,530 contributory est.)
Public building records show issued construction/renovation work on this parcel (15 total permits, latest Aug 29, 2023).
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-1922791): Pending in review for 7 yr (62.2× 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)
- ! Year 1 Prop 13 tax reset (~$6,937/yr at $569,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$578/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:
- 2860 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: $501,000 – $637,000 · 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
- Plan revision / deferred submittal (SUB-1922791) (Abandoned)On this parcel
Pending in review for 7 yr (62.2× 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-1918648) (Abandoned)On this parcel
Pending in review for 7.1 yr (63.5× 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-1818516) (Abandoned)On this parcel
Pending in review for 8.1 yr (72.5× 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-1816684) (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).
Entity-resolved builders & contractors in ½ mile: Jackson Properties (2 on parcel, 2 in ½ mi · Commercial tenant improvement); Swinerton (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Slc (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Kgpco Services (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Johnson Controls Fire Protection (1 on parcel, 1 in ½ mi · Plan revision / deferred submittal).
Permit & Project History on This Parcel (15 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2316927 | Remodel / interior alteration | Expired Permit | Iss. Aug 29, 2023 | $12,500 | EPC - Remove existing Sprint/T-Mobile telecom equipment, not to be replaced. |
| CF-2009833 | Fire alarm / sprinkler | Issued | Iss. Jun 23, 2020 | — | 4th Floor Tenant Improvement / Building Fire Alarm Upgrade. Number of heads: 82 4th Floor TI only. Square footage 30… |
| COM-1922915 | Commercial tenant improvement | Finaled | Iss. Apr 15, 2020 | $885,227 | EXPEDITED - EPC Submittal - Remodel of Commercial Building - Remodel approximately 6,655sf on 4th floor of office buildi… |
| SUB-1922791 | Plan revision / deferred submittal | Abandoned | App. Nov 20, 2019 | $190,000 | EPC Submittal - Remodel of Commercial Building - Tenant improvement, interior-only approximately 6,655sf on 4th floor of… |