3534 Northgate Blvd
Sacramento 95834 · Gardenland · City of Sacramento · Coordinates: 38.63101, -121.47478
Executive Verdict · Public-Records Synthesis
Zoned C-2-SPD in City of Sacramento and mapped FEMA A99 flood due diligence; benchmark value $513,000 ($451,000–$575,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$40,904 contributory est.)
Public building records show issued construction/renovation work on this parcel (11 total permits, latest Oct 1, 2026).
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-2201465): Issued after 3 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)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 3207 Nordyke Dr (0.46 mi S, 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 (~$6,298/yr at $513,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$525/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:
- 109,771 sq ft (2.52 ac)
- Assessor use:
- Retail / Commercial · Vehicle Oriented · Auto Repair
- Tax rate area:
- 03137
- Addresses on lot:
- 3534 NORTHGATE BLVD; 3538 NORTHGATE BLVD
Zoning & Land Use
C-2-SPD — General 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 C-2 (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned C-2 (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned C-2 (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: $451,000 – $575,000 · 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
- Accessory dwelling unit at 3207 Nordyke Dr (In review)0.46 mi S
In "In review" for 11 mo (since Dec 11, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). current_status changed to "Ready-to-Issue" in snapshot Nov 1, 2026.
- Remodel / interior alteration (COM-2201465) (Finaled)On this parcel
Issued after 3 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
- Sign (SIG-2112837) (Expired Permit)On this parcel
Issued after 6 mo (9.3× the 19d median) — slower than 90% of sign permits in City of Sacramento (median 19d, 90th pct 76d, n=1,075).
- Sign (SIG-2114363) (Finaled)On this parcel
Issued after 3 mo (4.2× the 19d median) — slower than 90% of sign permits in City of Sacramento (median 19d, 90th pct 76d, n=1,075).
Entity-resolved builders & contractors in ½ mile: Green Era Signs (2 on parcel, 2 in ½ mi · Sign); Centimark (1 on parcel, 1 in ½ mi · Roof replacement); Lennox National Account Services (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Mike Popa Enterprises (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Viking Sign Installations (1 on parcel, 1 in ½ mi · Sign).
Permit & Project History on This Parcel (11 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2621859 | Electrical / panel | Issued | Iss. Oct 1, 2026 | $4,897 | REPAIR EXISTING DAMAGED CONDUIT WIRE FEEDING PANEL. (COOPER WIRE REPLACEMENT)(ALL LIKE FOR LIKE). Carbon monoxide & Smok… |
| COM-2608317 | Remodel / interior alteration | Issued | Iss. Jun 3, 2026 | $20,000 | EOTC - Repairing and rebuilding an electrical system that was damaged during a recent break in. |
| COM-2414348 | Roof replacement | Finaled | Iss. Jul 2, 2024 | $185,210 | install 60 mill TPO over 1/2" cover board over 3" insulation over roof 220 sq In-progress inspection required if 10 sq o… |
| COM-2306473 | Fire alarm / sprinkler | Expired Permit | Iss. Apr 24, 2023 | $1,000 | EPC - Fire Sprinkler TI- 2 Pendants |
| SIG-2307178 |