2890 Gateway Oaks Dr # 110
Sacramento 95833 · Metro Center · City of Sacramento · Coordinates: 38.62059, -121.52279
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 $559,000 ($492,000–$626,000).
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 (+$3,520 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Feb 25, 2025).
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-2426001): Issued after 3 mo (6.5× 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)
- ! Year 1 Prop 13 tax reset (~$6,823/yr at $559,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$569/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:
- 2890 GATEWAY OAKS DR; 2890 GATEWAY OAKS DR # 100 # 100; 2890 GATEWAY OAKS DR # 110 # 110
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: $492,000 – $626,000 · 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-2426001) (Finaled)On this parcel
Issued after 3 mo (6.5× the 14d median) — slower than 90% of fire alarm / sprinkler permits in City of Sacramento (median 14d, 90th pct 71d, n=2,312).
- Commercial tenant improvement (COM-2411838) (Finaled)On this parcel
Issued after 5 mo (2.5× the 63d median) — above the 75th percentile for commercial tenant improvement permits in City of Sacramento (median 63d, 75th pct 119d, n=2,366).
Entity-resolved builders & contractors in ½ mile: Icon General Contractors (1 on parcel, 3 in ½ mi · Commercial tenant improvement); Deacon (2 on parcel, 2 in ½ mi · Commercial tenant improvement); Jbs Builders (1 on parcel, 1 in ½ mi · Commercial tenant improvement); North State Electrical Contractors (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler); Beazer Homes (577 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 |
|---|---|---|---|---|---|
| COM-2426001 | Fire alarm / sprinkler | Finaled | Iss. Feb 25, 2025 | $13,750 | EPC - Adding Fire Alarm Notification Devices In TI. |
| COM-2411838 | Commercial tenant improvement | Finaled | Iss. Nov 6, 2024 | $3,461,984 | EPC - 15,900 sq ft tenant improvement at first floor of existing office building. Remodeled space will serve as expanded… |
| FPP-1809336 | Commercial tenant improvement | Finaled | Iss. May 30, 2018 | $51,545 | EXPEDITED - Suite 200, Demo existing non-structural partitions, construction of new interior partitions, new electrical … |
| COM-1707204 | Commercial tenant improvement | Certificate of Occupancy | Iss. May 19, 2017 | $58,000 | EXPEDITED 10,5,5- new electrical floor boxes, relocated 4 existing lights, relocate registers in open office area, dem… |