Sacramento 95834 · Northgate · APN 250-0520-002-0000 · City of Sacramento
Zoned SC-PUD in City of Sacramento and mapped FEMA A99 flood due diligence; benchmark value $740,000 ($651,000–$829,000).
Public building records show issued construction/renovation work on this parcel (16 total permits, latest Jul 7, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
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)
HVAC / heat pump (COM-2606019): Issued after 3 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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$740,000
Benchmark range: $651,000 – $829,000
Closest lead: Accessory dwelling unit at 3207 Nordyke Dr (0.26 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)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$741/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
Since November 2024 within ½ mile: 83 homes completed, 9 permitted, 3 proposed or in review (1 of them deed-restricted affordable).
92 projects with a record in this window, grouped by us from permits and State housing reports. Units are as proposed on each project's latest record and counted at its current stage.
369 permits within ½ mile since November 2024
The map shows new construction, ADUs, demolitions, additions, and renovations. Routine systems work (roofs, HVAC, water heaters) is counted but not mapped. Unit counts are as stated on permits.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: permits located by parcel, ½ mile radius · Source updated Nov 1, 2026 · Retrieved Nov 3, 2026
Public-records benchmark estimate combining Zillow Home Value Index (Data provided by Zillow), Census ACS 5-year estimates, parcel land-use/lot characteristics, and issued building permits. Not an official appraisal.
Permit counts, by the date issued (or applied, if not yet issued). Lot splits are planning cases, which we don't have.
We read public zoning and hazard maps against state law (ADUs: Gov. Code 66314; SB 9: Gov. Code 65852.21 and 66411.7). Local rules, title, tenancy history and site conditions can change the answer. Check with City of Sacramento's planning department before relying on it.
Sources: City of Sacramento CDD, Zoning (retrieved Nov 11, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Nov 9, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Nov 9, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Nov 9, 2026) · Zoning classes: our classification of SC as commercial, checked against the zone description on Oct 24, 2026
Chronological history of building permit applications and issuances, snapshot-dated status changes, State housing entitlements, surrounding development within ½ mile, and area home-value trends.
In "In review" for 21 mo (since Jan 29, 2025), with no new permit record in 17 mo. · 1 unit · $295,622 declared valuation
In "In review" for 21 mo (since Feb 7, 2025), with no new permit record in 16 mo. · 1 unit · $221,731 declared valuation
Permit issued and active for 2.9 yr (first record Dec 20, 2023), with no completion or new permit record in 13 mo. · 2 units · $381,016 declared valuation
In "In review" for 11 mo (since Dec 11, 2025), with no new permit record in 11 mo. · 1 unit · $105,004 declared valuation
Permit issued and active for 2.6 yr (first record Mar 20, 2024), with no completion or new permit record in 7 mo. · 1 unit · $120,000 declared valuation
Nearby hvac / heat pump (705 Norland Dr): Status changed from Issued to Finaled
Record RES-2621200 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2603814 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (875 Turnstone Dr): Status changed from Plan Check Target to Plan Check Wait
Record RES-2619731 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (3234 Nordyke Dr): Status changed from Issued to Expired Permit
Record RES-2522220 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (415 Potomac Ave): Status changed from Issued to Finaled
Record RES-2617853 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2526271 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (636 Tenaya Ave): First appeared in published agency feed
Record RES-2623621 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (864 Maplegrove Way): First appeared in published agency feed
Record RES-2623592 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (3121 Norstrom Way): Status changed from Issued to Finaled
Record RES-2620790 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (400 Winterhaven Ave): Status changed from Issued to Finaled
Record RES-2619339 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (920 Brierglen Way): Status changed from Issued to Finaled
Record RES-2617785 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby general repair (3165 Normington Dr): First appeared in published agency feed
Record RES-2621693 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (1055 Millet Way): First appeared in published agency feed
Record RES-2623668 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (701 Norland Dr): Status changed from Issued to Finaled
Record RES-2523949 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (3229 Normington Dr): Status changed from Issued to Finaled
Record RES-2620635 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Cross-referenced intelligence from our historical development graph—connecting parcels, permits, entity-resolved builders, empirical review-time distributions, and neighborhood renovation trends.
Explore full City of Sacramento development graph →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.
Issued after 3 mo — slower than 90% of hvac / heat pump permits in City of Sacramento (median 0d, 90th pct 2d, n=19,324).
Issued after 10 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Pending in review for 7 yr (62.3× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Pending in review for 7.2 yr (63.7× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Active in "Issued" for 2.6 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.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 1,277 parcels
Small prior baseline
City baseline: 30.4 / 1k
15 in trailing 24m
Includes 5 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Clune Construction | Remodel / interior alteration | 2 on parcel2 in ½ mi | $750,000 | 0 vs 1 prior |
| Arrow Sign | Sign | 2 on parcel2 in ½ mi | $12,281 | 0 vs 0 prior |
| Johnson United | Sign | 2 on parcel2 in ½ mi | $8,300 | 0 vs 0 prior |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family home | 3,657 | 28d | 45d | 85d | 184d | 41d(vs 51d prior) |
| New duplex / half-plex | 115 | 82d | 184d | 416d | 575d | 144d(vs 361d prior) |
| New multifamily / condos / mixed-use | 199 | 125d | 210d | 365d | 627d | 199d(vs 289d prior) |
| Accessory dwelling unit (new or conversion) |
HUD Small Area Fair Market Rent · ZIP 95834
HUD FY 2026 · 40th-percentile gross rentCensus ACS 5-year median gross rent (all bedroom counts combined):
Area home-value benchmarks (not an appraisal)
ZIP & neighborhood mediansUnder California Proposition 13, the seller's historical assessed value does not carry over to a buyer. On sale, the parcel is reassessed at the purchase price: 1.00% base rate ($7,400/yr) + local voter-approved bond debt ($1,036/yr) + fixed direct levies/Mello-Roos ($450/yr).
Mapped hazard zone insurance context on this parcel:
Model adding a backyard ADU or garage conversion under California's Prop 13 blended new-construction assessment (existing house & land tax base stays intact; only ADU build cost is assessed) and SB 13 impact-fee rules.
−$35,726/yr
Cash needed: $162,800
NOI: $9,176/yr
P&I: $3,742/mo
For $0/mo net cash flow
At $2,300/mo gross rent
| Scenario | Assumptions | Year 1 Rent | Year 1 Cash Flow | Cash-on-Cash | Break-Even Rent | Year 5 Cash Flow |
|---|---|---|---|---|---|---|
| Conservative | −8% starting rent, +3% vacancy, +3% combined maintenance/CapEx, 1.5%/yr rent growth | $2,116/mo | −$3,241/mo | -23.9% | $6,641/mo | −$3,235/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,300/mo | −$2,977/mo | -21.9% | $6,146/mo | −$2,840/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,438/mo | −$2,825/mo | -20.8% | $6,004/mo | −$2,540/mo |
Rental regulatory context (informational only — not legal advice):
California AB 1482 (Tenant Protection Act, Civ. Code § 1947.12) caps annual rent increases at 5% + local CPI (max 10%) on covered properties. In City of Sacramento: Sacramento Tenant Protection Program (City Code Ch. 5.156) — 5% + CPI (8.6% cap effective July 1, 2026) for covered pre-1995 multifamily units. Official program rules ↗
HVAC C/O
EPC - Replacement of 9 rooftop HVAC units, like for like
3315 Northgate Blvd. com water heater permit minor no plans
Water Heater Permit: Remove and replace like for kind 80 Gal gas water heater. Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994, are exempt). Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
SECURITY SHUTTERS
EPC - Install an interior and manually operated security shutter to the front entrance and front windows of the store. There is no Mechanical, Electrical, or plumbing work.
3307 NOTTHGATE BLVD
INSTALL ONE UNILLUMINATED BLADE SIGN.
3315 NORTHGATE
INSTALL ONE SET OF INTERNALLY ILLUMINATED CHANNEL LETTERS 2 TENANT PANELS TO EXISTING MONUMENT SIGNS AND ONE SET OF FCO LETTERS.
3315 NORTHGATE
INSTALL ONE SET OF INTERNALLY ILLUMINATED CHANNEL LETTERS. TWO TENANT PANELS TO EXISTING MONUMENT SIGNS AND ONE SET OF FCO LETTERS.
Ross Store Remodel
EPC - Installing merchandise racks, register counter, and fitting rooms. There is no mechanical, no electrical, and no plumbing. All mechanical, electrical, and plumbing are existing and will remain.
3309 NORTHGATE BLVD
INSTALL ONE ILLUMINATED UNDER CAONPY SIGN 2 NON ILLUMINATED SIGNS
3309 NORTHGATE - ROSS
EPC - EXPEDITED - ADDITION - 281SF (S-1) and remodel of existing (30,765SF) retail store to include the construction of new loading area/trash compactor, plumbing fixtures, mechanical/electrical upgrades along with new storefront/entry doors in existing openings and new paint on existing finishes, no major modifications to façade structure or geometry. Deferred submittals to include fire sprinklers and Fire alarm plans additional permit will be applied for a sign permit
Change-out installation of Electric - 010 gallon to Electric - 010 gallon, located inside building, screening not required.
RETAIL EXPANSION
EXPEDITED - EPC Submittal - Remodel of Commercial Building - Expansion of retail store into existing 2067SF vacant space to create offices, breakroom, and conference rooms. Install of new HVAC unit, electrical, finishes.
TEMP ENTRANCE DOOR
EPC Submittal - Remodel of Commercial Building - THE FUTURE SPACE IS CURRENTLY A COLD UNOCCUPIED SHELL THAT WILL BE BUILT OUT UNDER A SEPARATE PERMIT. THIS DOOR WILL BE USED AS A TEMPORARY CONSTRUCTION ENTRANCE AS TO NOT DISTURB THE EXISTING SUITE OCCUPANTS (STORE). IT WILL BE INFILLED AT THE COMPLETION OF THE PROJECT.
EPC Submittal - Remodel of Commercial Building - THE FUTURE SPACE IS CURRENTLY A COLD UNOCCUPIED SHELL THAT WILL BE BUILT OUT UNDER A SEPARATE PERMIT TO BE SUBMITTED IN DECEMBER 2019. THIS DOOR WILL BE USED AS A TEMPORARY CONSTRUCTION ENTRANCE AS TO NOT DISTURB THE EXISTING SUITE OCCUPANTS (STORE). IT WILL BE INFILLED AT THE COMPLETION OF THE PROJECT.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel (APN) · Source updated Nov 1, 2026 · Retrieved Nov 3, 2026 · Applied and issued dates come from the city's Applied and Issued permit datasets. The city publishes current status without a date, so status changes are dated by the window between our snapshots.
No housing activity reported to the State for this parcel (2018–2025 reports).
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Nov 9, 2026 · From City of Sacramento's Housing Element Annual Progress Reports. A project can appear in several report years as it moves from entitlement to permit to completion.
Source: City of Sacramento CDD, Zoning · Geography: zoning district polygon at parcel point · Source updated Nov 11, 2026 · Retrieved Nov 11, 2026
5.76 acres
Assessor's classification for assessment purposes. This is not zoning.
3307 NORTHGATE BLVD; 3309 NORTHGATE BLVD; 3311 NORTHGATE BLVD
Source: Sacramento County GIS, Parcels · Geography: parcel · Source updated Nov 8, 2026 · Retrieved Nov 8, 2026
Assessed values and limited building characteristics (Sacramento County Assessor)
Current roll value. This is assessed value, not market value.
Search by parcel number 250-0520-002-0000. Shows direct levies and special assessments.
Search the city's permit system by address or record number
The official flood hazard map for this location. Our reading of it is under What could be built here.
This site does not show owner names.
| Kershaw Construction | Addition (adds square footage) | 1 on parcel1 in ½ mi | $1,400,000 | 0 vs 0 prior |
| Silver State Commerical Refrigeration | HVAC / heat pump | 1 on parcel1 in ½ mi | $59,000 | 0 vs 0 prior |
| Champion Installs | Commercial tenant improvement | 1 on parcel1 in ½ mi | $45,000 | 1 vs 1 prior |
| Express Plumbing And Rooter | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $17,146 | 0 vs 0 prior |
| James Smith Construction | Remodel / interior alteration | 1 on parcel1 in ½ mi | $14,000 | 0 vs 0 prior |
| Premier Sign | Sign | 1 on parcel1 in ½ mi | $4,000 | 0 vs 0 prior |
| Graves 7 | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $1,443 | 0 vs 0 prior |
| 1,693 |
| 57d |
| 97d |
| 172d |
| 284d |
| 97d(vs 103d prior) |
| Addition (adds square footage)On this parcel | 1,948 | 6d | 42d | 83d | 162d | 49d(vs 43d prior) |
| Remodel / interior alterationOn this parcel | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvementOn this parcel | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| HVAC / heat pumpOn this parcel | 19,324 | 0d | 0d | 0d | 2d | 0d |
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Computed from issued permits with recorded application and issuance dates over the trailing 60 months. Categories with fewer than 20 permits are excluded.
EPC Submittal - Remodel of Commercial Building - Tenant improvement to selected area on ground floor. New partitions, doors, ceilings and finishes. Minor modifications to power and HVAC.
Cricket
Install two channel letter signs "Cricket"
DD Discounts Ladies - Kids & Men Shoes - 2 Signs
Install 2 new attached/illuminated signs to existing store