3220 Arena Blvd
Sacramento 95834 · Gateway West · City of Sacramento · Coordinates: 38.64243, -121.53293
Executive Verdict · Public-Records Synthesis
Zoned C-2-PUD in City of Sacramento and mapped FEMA A99 flood due diligence; benchmark value $586,000 ($516,000–$656,000).
Upsides & Opportunities
- ✓ 11 documented municipal building permits on file
On-parcel permit history is indexed through Aug 8, 2024, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
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-1806086): Pending in review for 8.6 yr (76.7× 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)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 51 Groth Cir (0.14 mi S, applied). 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 (~$7,130/yr at $586,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$594/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:
- 70,567 sq ft (1.62 ac)
- Assessor use:
- Retail / Commercial · Shopping Center · Neighborhood
- Tax rate area:
- 03124
- Addresses on lot:
- 3220 ARENA BLVD; 3230 ARENA BLVD; 3230 ARENA BLVD STE 200 STE 200
Zoning & Land Use
C-2-PUD — General Commercial Zone (C)
2040 General Plan: Office Mixed Use (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned C-2 (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned C-2 (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned C-2 (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: $516,000 – $656,000 · 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
- Accessory dwelling unit at 51 Groth Cir (Applied)0.14 mi S
In "Applied" for 13 mo (since Oct 27, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). current_status changed to "Expired Application" in snapshot Nov 1, 2026.
- Plan revision / deferred submittal (SUB-1806086) (Abandoned)On this parcel
Pending in review for 8.6 yr (76.7× 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 116 Lily Bay Cir (Issued)0.42 mi W
Active in "Issued" for 8.6 yr (first record Mar 21, 2018) with no new permit activity recorded in 8.6 yr.
- New home at 156 Lily Bay Cir (Issued)0.45 mi W
Active in "Issued" for 8.9 yr (first record Jan 4, 2018) with no new permit activity recorded in 8.8 yr.
Entity-resolved builders & contractors in ½ mile: Ptrs (2 on parcel, 2 in ½ mi · Roof replacement); Wells Construction (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Cirks Construction (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Watson Companies (1 on parcel, 1 in ½ mi · Roof replacement); Casignco (1 on parcel, 1 in ½ mi · Sign).
Permit & Project History on This Parcel (11 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| SIG-2416907 | Sign | Expired Permit | Iss. Aug 8, 2024 | $5,000 | (1) BLADE SIGN |
| COM-2406231 | Commercial tenant improvement | Expired Permit | Iss. Jul 15, 2024 | $185,000 | EPC - Major remodel of (E) Starbucks: nonstructural partitions, demo (E) restroom and rebuild (1) customer restroom, enl… |
| COM-2318910 | Roof replacement | Finaled | Iss. Sep 6, 2023 | $109,093 | E-Permit: Tear Off - No, Resheet - No, 1 layer(s), 160 squares of TPO Single Ply. CRRC: 0676-0001 |
| SIG-2305414 | Sign | Finaled | Iss. Apr 14, 2023 | $1,772 | INSTALL BUSINESS SIGN. |
| COM-2207557 | Roof replacement | Finaled | Iss. Apr 8, 2022 |