3311 Northgate Blvd
Sacramento 95834 · Northgate · City of Sacramento · Coordinates: 38.62839, -121.47680
Executive Verdict · Public-Records Synthesis
Zoned SC-PUD in City of Sacramento and mapped FEMA A99 flood due diligence; benchmark value $740,000 ($651,000–$829,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$262,634 contributory est.)
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)
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-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)
- ! 2 slow or stalled nearby projects within ½ mile
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)
- ! Year 1 Prop 13 tax reset (~$8,886/yr at $740,000)
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
Parcel & Assessor
- Lot size:
- 250,906 sq ft (5.76 ac)
- Assessor use:
- Retail / Commercial · Shopping Center · Neighborhood
- Tax rate area:
- 03225
- Addresses on lot:
- 3307 NORTHGATE BLVD; 3309 NORTHGATE BLVD; 3311 NORTHGATE BLVD
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: $651,000 – $829,000 · 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)0.26 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.
- HVAC / heat pump (COM-2606019) (Issued)On this parcel
Issued after 3 mo — slower than 90% of hvac / heat pump permits in City of Sacramento (median 0d, 90th pct 2d, n=19,324).
- Remodel / interior alteration (COM-2325911) (Finaled)On this parcel
Issued after 10 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
- Plan revision / deferred submittal (SUB-1922036) (Abandoned)On this parcel
Pending in review for 7 yr (62.4× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Entity-resolved builders & contractors in ½ mile: Clune Construction (2 on parcel, 2 in ½ mi · Remodel / interior alteration); Arrow Sign (2 on parcel, 2 in ½ mi · Sign); Johnson United (2 on parcel, 2 in ½ mi · Sign); Kershaw Construction (1 on parcel, 1 in ½ mi · Addition (adds square footage)); Silver State Commerical Refrigeration (1 on parcel, 1 in ½ mi · HVAC / heat pump).
Permit & Project History on This Parcel (16 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2606019 | HVAC / heat pump | Issued | Iss. Jul 7, 2026 | $59,000 | EPC - Replacement of 9 rooftop HVAC units, like for like |
| COM-2607054 | Plumbing / water heater / sewer | Finaled | Iss. Apr 10, 2026 | $17,146 | Water Heater Permit: Remove and replace like for kind 80 Gal gas water heater. Water conserving fixtures are required … |
| COM-2325911 | Remodel / interior alteration | Finaled | Iss. Sep 25, 2024 | $14,000 | EPC - Install an interior and manually operated security shutter to the front entrance and front windows of the store. T… |
| SIG-2411490 | Sign | Finaled | Iss. Jul 1, 2024 | $635 | INSTALL ONE UNILLUMINATED BLADE SIGN. |
| SIG-2324149 |