Sacramento 95834 · APN 225-2980-002-0000 · City of Sacramento
Zoned C-2-PUD in City of Sacramento and mapped FEMA A99 flood due diligence; benchmark value $575,000 ($489,000–$661,000).
On-parcel permit history is indexed through Oct 21, 2021, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
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)
Plan revision / deferred submittal (SUB-2002047): Pending in review for 6.8 yr (60.3× 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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$575,000
Benchmark range: $489,000 – $661,000
Closest lead: Holiday Inn (0.31 mi E, 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)
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
Since November 2024 within ½ mile: 48 homes completed, 42 permitted, 378 proposed or in review; 2 commercial or mixed-use projects.
4 projects with a record in this window, grouped by us from permits and State housing reports. Units are as proposed on each project's latest record and counted at its current stage.
243 permits within ½ mile since November 2024
The map shows new construction, ADUs, demolitions, additions, and renovations. Routine systems work (roofs, HVAC, water heaters) is counted but not mapped. Unit counts are as stated on permits.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: permits located by parcel, ½ mile radius · Source updated Nov 1, 2026 · Retrieved Nov 3, 2026
Public-records benchmark estimate combining Zillow Home Value Index (Data provided by Zillow), Census ACS 5-year estimates, parcel land-use/lot characteristics, and issued building permits. Not an official appraisal.
Permit counts, by the date issued (or applied, if not yet issued). Lot splits are planning cases, which we don't have.
We read public zoning and hazard maps against state law (ADUs: Gov. Code 66314; SB 9: Gov. Code 65852.21 and 66411.7). Local rules, title, tenancy history and site conditions can change the answer. Check with City of Sacramento's planning department before relying on it.
Sources: City of Sacramento CDD, Zoning (retrieved Nov 11, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Nov 9, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Nov 9, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Nov 9, 2026) · Zoning classes: our classification of C-2 as commercial, checked against the zone description on Oct 24, 2026
Chronological history of building permit applications and issuances, snapshot-dated status changes, State housing entitlements, surrounding development within ½ mile, and area home-value trends.
In "Fee estimate" for 4.6 yr (since Apr 14, 2022), with no new permit record in 4.5 yr. · 384 units · $91,000,000 declared valuation
In "Entitled" for 3.9 yr (since Dec 5, 2022), with no new permit record in 3.9 yr. · 2 units
In "In review" for 22 mo (since Jan 22, 2025), with no new permit record in 22 mo. · $12,000,000 declared valuation
In "Entitled" for 15 mo (since Aug 26, 2025), with no new permit record in 15 mo. · 378 units
Permit issued and active for 2.8 yr (first record Jan 25, 2024), with no completion or new permit record in 7 mo. · 42 units · $6,512,355 declared valuation
Nearby permit (a777b00b6341da522c666b705b065d7d80503c61): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (40 Sunstone Cir): First appeared in published agency feed
Record RES-2623641 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby sign (3580 N Freeway Blvd): Status changed from Plan Check Target to Issued
Record SIG-2620209 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby sign (3580 N Freeway Blvd): Issued date changed from (blank) to 2026-10-08
Record SIG-2620209 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (1893 Mammoth Way): Status changed from Issued to Finaled
Record RES-2617673 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (3600 N Freeway Blvd): Status changed from Issued to Finaled
Record COM-2616418 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record COM-2501498 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (3609 Innovator Dr): First appeared in published agency feed
Record RES-2622105 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record COM-2608822 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (5 Copper Crest Ct): First appeared in published agency feed
Record RES-2623521 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby fire alarm / sprinkler (3678 N Freeway Blvd): Status changed from Issued to Finaled
Record COM-2620331 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (3550 N Freeway Blvd): First appeared in published agency feed
Record COM-2623674 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (4000 Innovator Dr 36103): First appeared in published agency feed
Record COM-2623854 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby sign (2121 Natomas Crossing Dr 800): Status changed from Verify to Issued
Record SIG-2619620 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby sign (2121 Natomas Crossing Dr 800): Issued date changed from (blank) to 2026-10-06
Record SIG-2619620 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Cross-referenced intelligence from our historical development graph—connecting parcels, permits, entity-resolved builders, empirical review-time distributions, and neighborhood renovation trends.
Explore full City of Sacramento development graph →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.
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.
In "Fee estimate" for 4.6 yr (since Apr 14, 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 (384 housing units, $91,000,000 declared valuation across 2 permits).
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).
Pending in review for 6.8 yr (60.3× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Pending in review for 7.3 yr (65.2× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Miller Pacific | New commercial / non-residential building | 2 on parcel3 in ½ mi | $2,736,178 | 0 vs 0 prior |
| Horizon Retail Construction | Remodel / interior alteration | 1 on parcel3 in ½ mi | $500,500 | 1 vs 1 prior |
| Sacramento Control Merged: SACRAMENTO CONTROL SYSTEMS · SACRAMENTO CONTROL SYSTEMS INC | Fire alarm / sprinkler | 2 on parcel2 in ½ mi |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family home | 3,657 | 28d | 45d | 85d | 184d | 41d(vs 51d prior) |
| New duplex / half-plex | 115 | 82d | 184d | 416d | 575d | 144d(vs 361d prior) |
| New multifamily / condos / mixed-use | 199 | 125d | 210d | 365d | 627d | 199d(vs 289d prior) |
| New commercial / non-residential building |
HUD Small Area Fair Market Rent · ZIP 95834
HUD FY 2026 · 40th-percentile gross rentCensus ACS 5-year median gross rent (all bedroom counts combined):
Area home-value benchmarks (not an appraisal)
ZIP & neighborhood mediansUnder California Proposition 13, the seller's historical assessed value does not carry over to a buyer. On sale, the parcel is reassessed at the purchase price: 1.00% base rate ($5,750/yr) + local voter-approved bond debt ($805/yr) + fixed direct levies/Mello-Roos ($450/yr).
Mapped hazard zone insurance context on this parcel:
Model adding a backyard ADU or garage conversion under California's Prop 13 blended new-construction assessment (existing house & land tax base stays intact; only ADU build cost is assessed) and SB 13 impact-fee rules.
−$23,833/yr
Cash needed: $126,500
NOI: $11,057/yr
P&I: $2,908/mo
For $0/mo net cash flow
At $2,300/mo gross rent
| Scenario | Assumptions | Year 1 Rent | Year 1 Cash Flow | Cash-on-Cash | Break-Even Rent | Year 5 Cash Flow |
|---|---|---|---|---|---|---|
| Conservative | −8% starting rent, +3% vacancy, +3% combined maintenance/CapEx, 1.5%/yr rent growth | $2,116/mo | −$2,250/mo | -21.3% | $5,257/mo | −$2,231/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,300/mo | −$1,986/mo | -18.8% | $4,866/mo | −$1,836/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,438/mo | −$1,834/mo | -17.4% | $4,753/mo | −$1,536/mo |
Rental regulatory context (informational only — not legal advice):
California AB 1482 (Tenant Protection Act, Civ. Code § 1947.12) caps annual rent increases at 5% + local CPI (max 10%) on covered properties. In City of Sacramento: Sacramento Tenant Protection Program (City Code Ch. 5.156) — 5% + CPI (8.6% cap effective July 1, 2026) for covered pre-1995 multifamily units. Official program rules ↗
Finaled / completedSep 12, 2016 – Dec 12, 2019
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
DUCT DETECTORS TO FIRE MONITORING
EPC - TO CONNECT 2 NEW HVAC DUCT DETECTORS to EXISTING SPRINKLER MONITORING SYSTEM
Install Sign - 3550 Gateway Park Blvd (Aspen Dental)
Install two (2) illuminated wall signs.
Dental Office- TI (cold shell)
EPC - New interior tenant build out for a dental office. Layout will consist of reception, waiting, consultation rooms and other areas associated with general dentistry. This build will include nonbearing metal stud framed walls with Gypsum Board finish. Added (B-M-E-P) with fully functional HVAC, Plumbing and Electrical systems. Dental office uses local anesthesia and will not have full sedation or ambulatory requirements, all customers can leave at free will (non-ambulatory care). There is no med gas delivery system or rated system enclosures. - PLNG-INSP
REVISION - Sprinklers
EPC - REVISION TO COM-2106732. Add 3 sprinkler heads above ride room canopy & 2 concealed heads in between ride room panels per Fire Inspectors request.
Sleep Number TI
EXPEDITED - EPC - First time tenant improvement (TI) for Sleep Number retail store. Area of work is 3,012 SF; Type VB; Occ. M. Building shell permitted under COM-1913528. Shell remodel/modifications under COM-2102519.
Sleep Number Shell Remodel
EPC - Remodel existing shell building; area of work is 6,786 SF; Type VB; Occ. B, M. The sub-dividing of an existing 6,786 commercial retail building into (2) tenant spaces by construction of a new demising wall and concrete slab; landlord gray shell construction to include new restroom and storage area at (1) new space. All tenant improvements will be under separate permit. There is no site work proposed.
3550 Gateway Park Blvd Sign (Sleep Number)
Install three (2) sets of attached illuminated channel letters.
DEFERRED SPRINKLERS
EPC - DEFERRED TO COM-1913528. Deferred sprinklers for new restaurant shell building.
Gateway Restaurant Deferred Store Front
EPC - Deferred to COM-1913528 for Storefront and Glazing Shop Drawings
EPC Submittal - Deferred/Revision to Issued Permit COM-1913528 - Deferred submittal for Trusses.
DEFERRED - Trusses
EPC - DEFERRED TO COM-1913528. - Deferred submittal for Trusses.
FIRE EQUIPMENT INSTALLATION
FIRE EQUIPMENT INSTALL: INSTALLATION OF A FIRE ALARM CONTROL UNIT (FACU) THAT MONITORS THE EXISTING WET PIPE FIRE SPRINKLER SYSTEM; (N) SMOKE DETECTOR AND MANUAL FIRE ALARM BOX SHALL BE INSTALLED WITH A CELLULAR COMMUNICATOR
Restaurant/Retail Shell (BLDG 2)
EPC - New 6,786 SF shell building for restaurant or retail tenants. Type VB; Occ. A-2. Pad and site work approved under COM-1711616. DEFERRED: Trusses, Fire Sprinklers & Alarm. All interior improvements to be under separate TI permit application(s). Site development under previously issued permit COM-1711616. - PLNG-INSP
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel (APN) · Source updated Nov 1, 2026 · Retrieved Nov 3, 2026 · Applied and issued dates come from the city's Applied and Issued permit datasets. The city publishes current status without a date, so status changes are dated by the window between our snapshots.
No housing activity reported to the State for this parcel (2018–2025 reports).
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Nov 9, 2026 · From City of Sacramento's Housing Element Annual Progress Reports. A project can appear in several report years as it moves from entitlement to permit to completion.
Source: City of Sacramento CDD, Zoning · Geography: zoning district polygon at parcel point · Source updated Nov 11, 2026 · Retrieved Nov 11, 2026
0.88 acres
Assessor's classification for assessment purposes. This is not zoning.
3550 GATEWAY PARK BLVD; 3550 GATEWAY PARK BLVD STE 100 STE 100; 3550 GATEWAY PARK BLVD STE 120 STE 120
Source: Sacramento County GIS, Parcels · Geography: parcel · Source updated Nov 8, 2026 · Retrieved Nov 8, 2026
Assessed values and limited building characteristics (Sacramento County Assessor)
Current roll value. This is assessed value, not market value.
Search by parcel number 225-2980-002-0000. Shows direct levies and special assessments.
Search the city's permit system by address or record number
The official flood hazard map for this location. Our reading of it is under What could be built here.
This site does not show owner names.
| $5,800 |
| 0 vs 2 prior |
| Timberwolff Construction | Commercial tenant improvement | 1 on parcel1 in ½ mi | $200,000 | 0 vs 0 prior |
| Alpha Architectural Signs And Lighting | Sign | 1 on parcel1 in ½ mi | $5,600 | 0 vs 0 prior |
| Tracy Sign | Sign | 1 on parcel1 in ½ mi | $3,000 | 0 vs 0 prior |
| Gs Construction California Recent nearby: 3550 N Freeway Blvd (Apr 23, 2026) | New multifamily / condos / mixed-use | 16 in ½ mi | $70,441,213 | 19 vs 0 prior |
| Colorado Structures Recent nearby: 3421 N Freeway Blvd (Nov 13, 2024) | New multifamily / condos / mixed-use | 10 in ½ mi | $51,769,550 | 1 vs 13 prior−92% |
| Phase 3 Construction Merged: PHASE 3 CONSTRUCTION · PHASE 3 CONSTRUCTION INC Recent nearby: 3642 N Freeway Blvd 210 (Aug 18, 2026) | Commercial tenant improvement | 10 in ½ mi | $6,134,000 | 3 vs 6 prior |
| Icon General Contractors Merged: ICON GENERAL CONTRACTORS INC · ICON GENERAL CONTRACTORS LLC Recent nearby: 160 Promenade Cir 115 (Apr 24, 2026) | Commercial tenant improvement | 7 in ½ mi | $803,841 | 39 vs 62 prior−37% |
| 150 |
| 155d |
| 241d |
| 334d |
| 498d |
| 229d(vs 293d prior) |
| Accessory dwelling unit (new or conversion) | 1,693 | 57d | 97d | 172d | 284d | 97d(vs 103d prior) |
| Addition (adds square footage) | 1,948 | 6d | 42d | 83d | 162d | 49d(vs 43d prior) |
| Remodel / interior alteration | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvementOn this parcel | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Computed from issued permits with recorded application and issuance dates over the trailing 60 months. Categories with fewer than 20 permits are excluded.
EPC Submittal - New Commercial Building - This purpose of this project is for the construction of a new Vanilla Shell building on a commercial pad previously approved under permit #COM-1711616. The targeted tenants will be Retail and/or Restaurant. The project will comply with existing design standards approved for the existing 4-parcel development that is currently under construction. The "look" of the proposed building shell is consistent with the Nations Giant Hamburger building that is under construction adjacent to this pad. The site is under construction including the pad-ready site, landscaping and concrete flatwork for this proposed new building