3645 Northgate Blvd
Sacramento 95834 · South Natomas · City of Sacramento · Coordinates: 38.63191, -121.47626
Executive Verdict · Public-Records Synthesis
Zoned SC-PUD in City of Sacramento and mapped FEMA A99 flood due diligence; benchmark value $561,000 ($494,000–$628,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$4,840 contributory est.)
Public building records show issued construction/renovation work on this parcel (9 total permits, latest Aug 12, 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
HVAC / heat pump (COM-2613822): Pending in review for 4 mo — slower than 90% of hvac / heat pump permits in City of Sacramento (median 0d, 90th pct 2d, n=19,324).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 348 Winterhaven Ave (0.44 mi SE, 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 (~$6,845/yr at $561,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$570/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:
- 78,408 sq ft (1.80 ac)
- Assessor use:
- Retail / Commercial · Shopping Center · Neighborhood
- Tax rate area:
- 03225
- Addresses on lot:
- 3645 NORTHGATE BLVD; 3645 NORTHGATE BLVD # A # A; 3645 NORTHGATE BLVD # B # B
Zoning & Land Use
SC-PUD — Shopping Center Zone (C)
2040 General Plan: Residential Mixed Use (FAR up to 4)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned SC (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned SC (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned SC (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: $494,000 – $628,000 · 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
- HVAC / heat pump (COM-2613822) (Applied)On this parcel
Pending in review for 4 mo — slower than 90% of hvac / heat pump permits in City of Sacramento (median 0d, 90th pct 2d, n=19,324).
- HVAC / heat pump (COM-2605542) (Issued)On this parcel
Issued after 2 mo — slower than 90% of hvac / heat pump permits in City of Sacramento (median 0d, 90th pct 2d, n=19,324).
- Accessory dwelling unit at 348 Winterhaven Ave (Issued)0.44 mi SE
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.
- New duplex at 436 W Silver Eagle Rd (Issued)0.21 mi SE
Active in "Issued" for 2.9 yr (first record Dec 20, 2023) with no new permit activity recorded in 13 mo.
Entity-resolved builders & contractors in ½ mile: Phoenix Energy Solutions (3 on parcel, 3 in ½ mi · HVAC / heat pump); All 1 Mechanical (1 on parcel, 1 in ½ mi · Roof replacement); Solace Enterprises (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Cal Signs (1 on parcel, 1 in ½ mi · Sign); Capital City Signs (1 on parcel, 1 in ½ mi · Sign).
Permit & Project History on This Parcel (9 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| SIG-2614960 | Sign | Issued | Iss. Aug 12, 2026 | $4,801 | EPC - ILLUMINATED INDIVIDUAL CHANNEL LETTERS ON PANEL |
| COM-2613822 | HVAC / heat pump | Applied | App. Jun 30, 2026 | $47,115 | HVAC Permit: FOR SUITE F HVAC c/o (2) heat pump package units 4 ton 14 SEER 8 HSPF 48K BTU. The existing unit shall be… |
| COM-2605542 | HVAC / heat pump | Issued | Iss. May 5, 2026 | $42,000 | EPC - 2 Heat pump package units Like for like, in same location, no electric changes to existing circuits. |
| COM-2506641 | HVAC / heat pump | Expired Permit | Iss. Apr 4, 2025 | $47,115 | HVAC c/o (2) heat pump package units 4 ton 14 SEER 8 HSPF 24K BTU. The existing unit shall be removed. The new unit shal… |
| COM-2417932 |