3551 N Freeway Blvd
Sacramento 95834 · City of Sacramento · Coordinates: 38.64123, -121.50057
Executive Verdict · Public-Records Synthesis
Zoned SC-PUD in City of Sacramento and mapped FEMA A99 flood due diligence; benchmark value $576,000 ($490,000–$662,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$60,500 contributory est.)
Public building records show issued construction/renovation work on this parcel (35 total permits, latest Aug 18, 2025).
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
Remodel / interior alteration (COM-2224356): Issued after 7 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: Holiday Inn (0.34 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 (~$7,016/yr at $576,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$585/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:
- 337,590 sq ft (7.75 ac)
- Assessor use:
- Retail / Commercial · Shopping Center · Community
- Tax rate area:
- 03325
- Addresses on lot:
- 3541 N FREEWAY BLVD; 3541 N FREEWAY BLVD STE 100 STE 100; 3541 N FREEWAY BLVD STE 105 STE 105
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: $490,000 – $662,000 · 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 184 total building permits recorded within ½ mile.
- New construction18 permits (756 units)
Developments Deserving Closer Investigation & Active Area Builders
- Holiday Inn (In review)0.34 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)0.17 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.
- Remodel / interior alteration (COM-2224356) (Finaled)On this parcel
Issued after 7 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
- Plan revision / deferred submittal (SUB-1821159) (Abandoned)On this parcel
Pending in review for 8 yr (71.6× 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: Phase 3 Construction (2 on parcel, 10 in ½ mi · Commercial tenant improvement); Cal Signs (5 on parcel, 5 in ½ mi · Sign); Centimark (2 on parcel, 2 in ½ mi · Roof replacement); Aes Mechanical Services Group (1 on parcel, 2 in ½ mi · HVAC / heat pump); Coast Sign (2 on parcel, 2 in ½ mi · Sign).
Permit & Project History on This Parcel (35 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2517348 | Roof replacement | Finaled | Iss. Aug 18, 2025 | $107,990 | Roof Permit: Install 1.8" Poly Iso insulation over existing B4R roofing. Mechanically attached. Install 60 Mill White TP… |
| COM-2516245 | Roof replacement | Finaled | Iss. Aug 4, 2025 | $237,424 | Roof Permit: Install 1.8" Poly Iso insulation over existing B4R roofing. Mechanically attached. Install 60 Mill White T… |
| COM-2412512 | Plan revision / deferred submittal | Complete | App. Jun 7, 2024 | — | EPC - Revision to (COM-2226864) offsite drainage and plumbing. |
| COM-2411092 | Plan revision / deferred submittal | Complete | App. May 21, 2024 | — | EPC - Water heater relocated in field and revisions to astronomical time clock, lighting controls, and removal of occupa… |