3521 N Freeway Blvd
Sacramento 95834 · City of Sacramento · Coordinates: 38.64150, -121.50206
Executive Verdict · Public-Records Synthesis
Zoned SC-PUD in City of Sacramento and mapped FEMA A99 flood due diligence; benchmark value $575,000 ($489,000–$661,000).
Upsides & Opportunities
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Aug 15, 2025, 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)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: Holiday Inn (0.4 mi SE, in review). 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 (~$7,005/yr at $575,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$584/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:
- 85,378 sq ft (1.96 ac)
- Assessor use:
- Retail / Commercial · Small Retail · Multi-Tenant
- Tax rate area:
- 03325
- Addresses on lot:
- 3521 N FREEWAY BLVD; 3521 N FREEWAY BLVD # 100 # 100
Zoning & Land Use
SC-PUD — Shopping Center Zone (C)
2040 General Plan: Residential Mixed Use (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned SC (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned SC (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned SC (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: $489,000 – $661,000 · 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
Nearby Activity (½ mile radius, since November 2024)
4 active or recent development projects (468 housing units across completed, permitted, and pipeline stages) and 235 total building permits recorded within ½ mile.
- New construction18 permits (756 units)
Developments Deserving Closer Investigation & Active Area Builders
- Holiday Inn (In review)0.4 mi SE
In "In review" for 22 mo (since Jan 22, 2025), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($12,000,000 declared valuation across 1 permit). current_status changed to "Plan Check Wait" in snapshot Nov 1, 2026.
- Birchway Natomas Apartments (Issued)0.19 mi S
Active in "Issued" for 2.8 yr (first record Jan 25, 2024) with no new permit activity recorded in 7 mo. High-impact scale (42 housing units, $6,512,355 declared valuation across 43 permits). current_status changed to "Plan Check Target" in snapshot Nov 1, 2026.
- Birchway at Natomas Apartments (Entitled)0.31 mi S
In "Entitled" for 15 mo (since Aug 26, 2025), exceeding the 210d median and 365d 75th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (378 housing units across 0 permits).
- Natomas Fountains- BLDG C + Site (Finaled / completed)0.2 mi SW
High-impact scale (48 housing units, $7,215,629 declared valuation across 43 permits).
Entity-resolved builders & contractors in ½ mile: Centimark (1 on parcel, 1 in ½ mi · Roof replacement); Rotoco (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Gs Construction California (16 in ½ mi · New multifamily / condos / mixed-use); Colorado Structures (10 in ½ mi · New multifamily / condos / mixed-use); Phase 3 Construction (10 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2517248 | Roof replacement | Finaled | Iss. Aug 15, 2025 | $62,227 | Roof Permit: Install 1.8" Poly Iso mechanically attached over existing BUR roofing. Install 60 MIL white TPO over 1.8 P… |
| COM-2415848 | Plumbing / water heater / sewer | Finaled | Iss. Jul 18, 2024 | $17,000 | Change-out installation of Gas - 100 gallon to Gas - 100 gallon, located inside building, screening not required. |