3580 Northgate Blvd
Sacramento 95834 · Gardenland · City of Sacramento · Coordinates: 38.63313, -121.47488
Executive Verdict · Public-Records Synthesis
Zoned C-2-SPD in City of Sacramento and mapped FEMA A99 flood due diligence; benchmark value $526,000 ($463,000–$589,000).
Upsides & Opportunities
- ✓ 7 documented municipal building permits on file
On-parcel permit history is indexed through Sep 16, 2025, 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-2504673): Issued after 5 mo (7.6× 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)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: New home at 5 Brookbay Way (0.36 mi NE, 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 (~$6,446/yr at $526,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$537/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:
- 31,479 sq ft (0.72 ac)
- Assessor use:
- Retail / Commercial · Restaurant · Fast Food Service
- Tax rate area:
- 03137
- Addresses on lot:
- 3580 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: $463,000 – $589,000 · 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-2504673) (Expired Permit)On this parcel
Issued after 5 mo (7.6× 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)0.36 mi NE
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.
- Commercial tenant improvement (COM-2428040) (Certificate of Occupancy)On this parcel
Issued after 4 mo (2.1× the 63d median) — above the 75th percentile for commercial tenant improvement permits in City of Sacramento (median 63d, 75th pct 119d, n=2,366).
- Accessory dwelling unit at 348 Winterhaven Ave (Issued)0.49 mi S
Active in "Issued" for 2.7 yr (first record Mar 20, 2024) with no new permit activity recorded in 7 mo. current_status changed to "Expired Permit" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Xpress Technical Services (2 on parcel, 2 in ½ mi · Plan revision / deferred submittal); Wells Construction (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Superior Electrical Mechanical And Plumbing (1 on parcel, 1 in ½ mi · Electrical / panel); Cec 1 (106 in ½ mi · New single-family home); Walter Weston Keusder (37 in ½ mi · New single-family home).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2519512 | Plan revision / deferred submittal | Complete | App. Sep 16, 2025 | — | The scope of this revision is to remove the proposed pylon sign from the scope of work. |
| COM-2518328 | Plan revision / deferred submittal | Complete | App. Aug 29, 2025 | — | EPC - REVISION TO COM-2428040. Revisions to the structural plans for truss coordination. Structural revisions are cloude… |
| SIG-2504673 | Sign | Expired Permit | Iss. Jul 29, 2025 | $46,700 | install two (2) illuminated wall signs, install two (2) illuminated directional signs, install one (1) pre-menu board si… |
| COM-2513938 | Plan revision / deferred submittal | Complete | App. Jul 2, 2025 | — | EPC - Deferred submittal to COM-2428040 for Truss Submittal |
| COM-2513510 |