2580 Arena Blvd
Sacramento 95834 · Natomas Crossing · City of Sacramento · Coordinates: 38.64245, -121.51875
Executive Verdict · Public-Records Synthesis
Zoned C-1-PUD in City of Sacramento and mapped FEMA A99 flood due diligence; benchmark value $683,000 ($601,000–$765,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$93,500 contributory est.)
Public building records show issued construction/renovation work on this parcel (23 total permits, latest May 25, 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
Plan revision / deferred submittal (SUB-1801159): Pending in review for 8.8 yr (78.5× 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)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Natomas II Apartments (290 ft SW, entitled). 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 (~$8,236/yr at $683,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$686/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:
- 76,666 sq ft (1.76 ac)
- Assessor use:
- Retail / Commercial · Shopping Center · Neighborhood
- Tax rate area:
- 03314
- Addresses on lot:
- 2580 ARENA BLVD; 2580 ARENA BLVD STE B100 STE B100; 2580 ARENA BLVD STE B110 STE B110
Zoning & Land Use
C-1-PUD — Limited Commercial Zone (C)
2040 General Plan: Commercial Mixed Use (FAR up to 1)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned C-1 (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned C-1 (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned C-1 (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: $601,000 – $765,000 · 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
- Natomas II Apartments (Entitled)290 ft SW
In "Entitled" for 6.5 yr (since May 28, 2020), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (472 housing units across 0 permits).
- Arena Brownstone Living (Entitled)0.15 mi NE
In "Entitled" for 4 yr (since Oct 27, 2022), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (282 housing units across 0 permits).
- Entrada - Plan 6 (Entitled)0.27 mi SE
In "Entitled" for 6.1 yr (since Sep 22, 2020), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (10 housing units across 0 permits).
- California Northstate University Medical Center (In review)0.41 mi N
In "In review" for 4.5 yr (since Apr 29, 2022), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($95,809,400 declared valuation across 5 permits).
Entity-resolved builders & contractors in ½ mile: Chungs Construction And Electrical (2 on parcel, 2 in ½ mi · Addition (adds square footage)); Capitol Neon (2 on parcel, 2 in ½ mi · Other); California Dream Construction (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Dkmc (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Ha Builders (1 on parcel, 1 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (23 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2510741 | Plan revision / deferred submittal | Complete | App. May 25, 2025 | — | EPC - REVISION TO COM-2409109: Updating sprinkler plan to reflect correct as built. Work already approved by inspector.… |
| SIG-2506481 | Sign | Finaled | Iss. Apr 29, 2025 | $10,250 | install 2 sets of channel letter signs to say " wayback burges" |
| RES-2506480 | Other | Void | App. Apr 2, 2025 | $10,250 | install 2 sets of channel letter signs to say " wayback burges" |
| COM-2502338 | Fire alarm / sprinkler | Finaled | Iss. Feb 12, 2025 | $2,500 | EPC - install new UL300 Hood/duct fire system |
| COM-2500610 | Plan revision / deferred submittal |