3773 Northgate Blvd
Sacramento 95834 · South Natomas · City of Sacramento · Coordinates: 38.63573, -121.47663
Executive Verdict · Public-Records Synthesis
Zoned HC-R in City of Sacramento and mapped FEMA A99 flood due diligence; benchmark value $664,000 ($584,000–$744,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$108,000 contributory est.)
Public building records show issued construction/renovation work on this parcel (10 total permits, latest Mar 10, 2020).
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-1906456): Pending in review for 7.6 yr (67.6× 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: New home at 5 Brookbay Way (0.37 mi E, issued). 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 (~$8,020/yr at $664,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$668/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:
- 49,658 sq ft (1.14 ac)
- Assessor use:
- Retail / Commercial · Restaurant · Fast Food Service
- Tax rate area:
- 03225
- Addresses on lot:
- 3773 NORTHGATE BLVD
Zoning & Land Use
HC-R — Highway Commercial Zone (C)
2040 General Plan: Residential Mixed Use (FAR up to 4)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned HC (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned HC (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned HC (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 06067C0063J, 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: $584,000 – $744,000 · 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
- Plan revision / deferred submittal (SUB-1906456) (Abandoned)On this parcel
Pending in review for 7.6 yr (67.6× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
- Plan revision / deferred submittal (SUB-1824324) (Abandoned)On this parcel
Pending in review for 7.9 yr (70.2× 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 5 Brookbay Way (Issued)0.37 mi E
Active in "Issued" for 4.9 yr (first record Dec 7, 2021) with no new permit activity recorded in 17 mo. current_status changed to "Expired Permit" in snapshot Nov 1, 2026.
- Addition (adds square footage) (COM-1824487) (Finaled)On this parcel
Issued after 3 mo (2.0× the 42d median) — above the 75th percentile for addition (adds square footage) permits in City of Sacramento (median 42d, 75th pct 83d, n=1,948).
Entity-resolved builders & contractors in ½ mile: Ic Refrigeration Service (2 on parcel, 2 in ½ mi · HVAC / heat pump); Ainor Signs (2 on parcel, 2 in ½ mi · Sign); John Anderson Construction (1 on parcel, 1 in ½ mi · Addition (adds square footage)); Abe Fire Protection Builders (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler); Cec 1 (106 in ½ mi · New single-family home).
Permit & Project History on This Parcel (10 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2004314 | HVAC / heat pump | Finaled | Iss. Mar 10, 2020 | $20,440 | Replace 2 AC units 800 lb each, like for like (1) is a 4 ton with 15 SEER and 79 AFUE, (1) is a 8 ton with 15 SEER and … |
| SIG-2001981 | Sign | Expired Permit | Iss. Feb 5, 2020 | $2,400 | Install (4) detached / illuminated menu boards to replace (2) existing menu boards permit to complete work on expired SI… |
| SIG-1910277 | Sign | Expired Permit | Iss. Jun 20, 2019 | $883 | Install (4) detached / illuminated menu boards to replace (2) existing menu boards |
| COM-1907422 | HVAC / heat pump | Expired Permit | Iss. Apr 26, 2019 | $2,000 | Repairing existing R-8 ducting Approximately 40 ft. |
| COM-1906591 | Plan revision / deferred submittal |