4391 Gateway Park Blvd
Sacramento 95834 · Village 5 · City of Sacramento · Coordinates: 38.65041, -121.50327
Executive Verdict · Public-Records Synthesis
Zoned EC-30-PUD in City of Sacramento and mapped FEMA A99 flood due diligence; benchmark value $604,000 ($532,000–$676,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$15,000 contributory est.)
Public building records show issued construction/renovation work on this parcel (9 total permits, latest May 16, 2025).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Active nearby investment (Arena Senior BLDG1)
0.48 mi W in "Finaled / completed" stage — High-impact scale (60 housing units, 55 deed-restricted affordable, $6,652,354 declared valuation across 46 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · HCD APR (½-mile radius)
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
Addition (adds square footage) (COM-1611002): Issued after 4 mo (3.0× the 42d median) — above the 75th percentile for addition (adds square footage) permits in City of Sacramento (median 42d, 75th pct 83d, n=1,948).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! Year 1 Prop 13 tax reset (~$7,336/yr at $604,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$611/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:
- 9,235 sq ft (0.21 ac)
- Assessor use:
- Retail / Commercial · Store / Office Combo · Multi-Tenant
- Tax rate area:
- 03316
- Addresses on lot:
- 4391 GATEWAY PARK BLVD; 4391 GATEWAY PARK BLVD STE 600 STE 600; 4391 GATEWAY PARK BLVD STE 610 STE 610
Zoning & Land Use
EC-30-PUD — Employment Center Zone (C)
2040 General Plan: Employment Mixed Use (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned EC (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned EC (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned EC (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 06067C0045J, 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: $532,000 – $676,000 · Status: Off market
HUD Small Area FMR (ZIP 95834) · FY 2026
Studio $1,790 · 1BR $1,880 · 2BR $2,310 · 3BR $3,070 · 4BR $3,540
Developments Deserving Closer Investigation & Active Area Builders
- Addition (adds square footage) (COM-1611002) (Expired Permit)On this parcel
Issued after 4 mo (3.0× the 42d median) — above the 75th percentile for addition (adds square footage) permits in City of Sacramento (median 42d, 75th pct 83d, n=1,948).
- Arena Senior BLDG1 (Finaled / completed)0.48 mi W
High-impact scale (60 housing units, 55 deed-restricted affordable, $6,652,354 declared valuation across 46 permits).
- Autozone and Site Work (Finaled / completed)0.5 mi NW
High-impact scale ($1,339,407 declared valuation across 8 permits).
Entity-resolved builders & contractors in ½ mile: My Apple Signs (2 on parcel, 2 in ½ mi · Sign); Jeffrey Francis Spadora (2 on parcel, 2 in ½ mi · Commercial tenant improvement); Abc Builders Group (1 on parcel, 1 in ½ mi · Roof replacement); Cal Signs (1 on parcel, 1 in ½ mi · Sign); Allied Signs (1 on parcel, 1 in ½ mi · Sign).
Permit & Project History on This Parcel (9 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2510153 | Roof replacement | Finaled | Iss. May 16, 2025 | $42,500 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 250 squares of TPO Single Ply. CRRC: 0676-001 |
| SIG-2406980 | Sign | Expired Permit | Iss. Apr 9, 2024 | $3,000 | INSTALLATION OF 1 ELECTRICAL SIGNAGE ILLUMINAED WITH LEDS ONTO THE WALL OF THE BUILDING. |
| SIG-2406917 | Sign | Withdrawn | App. Apr 2, 2024 | $3,000 | Installation of 1 electrical signage illuminated with LEDs onto the wall of the building |
| SIG-2106735 | Sign | Finaled | Iss. Apr 13, 2021 | $2,200 | Install 1 Non-illuminated channel letters sign. |
| COM-1701708 | Other | Expired Application |