3791 Northgate Blvd
Sacramento 95834 · South Natomas · City of Sacramento · Coordinates: 38.63720, -121.47774
Executive Verdict · Public-Records Synthesis
Zoned HC-R in City of Sacramento and mapped FEMA A99 flood due diligence; benchmark value $556,000 ($489,000–$623,000).
Upsides & Opportunities
- ✓ 7 documented municipal building permits on file
On-parcel permit history is indexed through Sep 5, 2024, 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)
- ! Delayed or open permit activity on this parcel
Sign (SIG-2409433): Issued after 4 mo (6.7× the 19d median) — slower than 90% of sign permits in City of Sacramento (median 19d, 90th pct 76d, n=1,075).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: New home at 5 Brookbay Way (0.42 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 (~$6,788/yr at $556,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$566/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:
- 31,676 sq ft (0.73 ac)
- Assessor use:
- Retail / Commercial · Restaurant · Fast Food Service
- Tax rate area:
- 03225
- Addresses on lot:
- 3791 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: $489,000 – $623,000 · 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
- Sign (SIG-2409433) (Expired Permit)On this parcel
Issued after 4 mo (6.7× the 19d median) — slower than 90% of sign permits in City of Sacramento (median 19d, 90th pct 76d, n=1,075).
- New home at 5 Brookbay Way (Issued)0.42 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.
- KFC Restaurant with Site Work (Finaled / completed)On this parcel
High-impact scale ($1,200,000 declared valuation across 4 permits).
- Fire alarm / sprinkler (COM-2327073) (Finaled)On this parcel
Issued after 2 mo (4.5× the 14d median) — above the 75th percentile for fire alarm / sprinkler permits in City of Sacramento (median 14d, 75th pct 29d, n=2,312).
Entity-resolved builders & contractors in ½ mile: All Around Renovations (4 on parcel, 4 in ½ mi · Plan revision / deferred submittal); Sign Of Light (2 on parcel, 2 in ½ mi · Sign); Jorgensen And Sons (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler); DR Horton (110 in ½ mi · New single-family home); Cec 1 (89 in ½ mi · New single-family home).
Permit & Project History on This Parcel (7 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| SIG-2409433 | Sign | Expired Permit | Iss. Sep 5, 2024 | $15,000 | INSTALL NEW KFC SIGNAGE: 2 "BUCKET LOGOS A DRIVE THRU WINDOW CANOPY, L SHAPED CANOPY, ORDER, KFC LOGO ON MONUMENT SIGN |
| SIG-2409689 | Sign | Withdrawn | App. May 3, 2024 | $3,000 | INSTALL NEW KFC SIG:NAGE (14) SHARED PLANS WITH SIG-2409433 |
| COM-2327073 | Fire alarm / sprinkler | Finaled | Iss. Feb 21, 2024 | $3,655 | EPC - HOOD & DUCT FIRE SUPPRESSION SYSTEM |
| COM-2401709 | Plan revision / deferred submittal | Complete | App. Jan 23, 2024 | — |