3317 Northgate Blvd
Sacramento 95834 · Northgate · City of Sacramento · Coordinates: 38.62932, -121.47711
Executive Verdict · Public-Records Synthesis
Zoned SC-PUD in City of Sacramento and mapped FEMA A99 flood due diligence; benchmark value $482,000 ($424,000–$540,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$4,400 contributory est.)
Public building records show issued construction/renovation work on this parcel (8 total permits, latest Jul 14, 2022).
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
Commercial tenant improvement (COM-2004518): Issued after 9 mo (4.3× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
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 3207 Nordyke Dr (0.33 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 (~$5,945/yr at $482,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$495/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:
- 113,256 sq ft (2.60 ac)
- Assessor use:
- Retail / Commercial · Shopping Center · Neighborhood
- Tax rate area:
- 03225
- Addresses on lot:
- 3317 NORTHGATE BLVD # 10 # 10; 3317 NORTHGATE BLVD # 11 # 11; 3317 NORTHGATE BLVD # 12 # 12
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: $424,000 – $540,000 · 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)0.33 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.
- Commercial tenant improvement (COM-2004518) (Finaled)On this parcel
Issued after 9 mo (4.3× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
- Plan revision / deferred submittal (SUB-1708490) (Abandoned)On this parcel
Pending in review for 9.5 yr (84.5× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
- Accessory dwelling unit at 348 Winterhaven Ave (Issued)0.35 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.
Entity-resolved builders & contractors in ½ mile: Blue Northern Builders (2 on parcel, 2 in ½ mi · Commercial tenant improvement); Miller And Kness (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Rba Builders (1 on parcel, 1 in ½ mi · Commercial tenant improvement); As Canet Design And Construction (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Firecode Safety Equipment (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler).
Permit & Project History on This Parcel (8 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2213747 | Fire alarm / sprinkler | Finaled | Iss. Jul 14, 2022 | $4,800 | EPC - Install hood and duct fire suppression system |
| COM-2004518 | Commercial tenant improvement | Finaled | Iss. Dec 9, 2020 | $60,000 | EPC - ORIGINAL PIZZA REMODEL: (FROM LAMPOST PIZZA TO ORIGINAL PIZZA ) : RELOCATE ALL MECHANICAL - ELECTRICAL AND PLUMBI… |
| COM-1814908 | Commercial tenant improvement | Expired Permit | Iss. Aug 9, 2018 | $25,000 | EXPEDITED - JOYCE BEAUTY REMODEL TO EXPAND INTO SUITE No. 6 (1,493 SQFT): REMOVE PARTITIONING WALL AND UPDATE MECHANICA… |
| COM-1709326 | Commercial tenant improvement | Finaled | Iss. Aug 9, 2017 | $20,000 | Suite # 4 EPC Submittal - Remodel of Commercial Building - Interior remodel of Existing Space for Cricket Phone Store |
| COM-1710215 |