2850 Northgate Blvd
Sacramento 95833 · Gardenland · City of Sacramento · Coordinates: 38.61681, -121.47497
Executive Verdict · Public-Records Synthesis
Zoned C-2-SPD in City of Sacramento and mapped FEMA A99 flood due diligence; benchmark value $470,000 ($414,000–$526,000).
Upsides & Opportunities
- ✓ 5 documented municipal building permits on file
On-parcel permit history is indexed through Apr 1, 2026, 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: New home at 251 W El Camino Ave (0.47 mi SE, 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 (~$5,808/yr at $470,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$484/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:
- 22,995 sq ft (0.53 ac)
- Assessor use:
- Retail / Commercial · Small Retail · Multi-Tenant
- Tax rate area:
- 03126
- Addresses on lot:
- 2850 NORTHGATE BLVD; 2850 NORTHGATE BLVD # 1 # 1; 2850 NORTHGATE BLVD # 2 # 2
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 06067C0176J, 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: $414,000 – $526,000 · Status: Off market
HUD Small Area FMR (ZIP 95833) · FY 2026
Studio $1,920 · 1BR $2,020 · 2BR $2,480 · 3BR $3,300 · 4BR $3,810
Developments Deserving Closer Investigation & Active Area Builders
- New home at 251 W El Camino Ave (In review)0.47 mi SE
In "In review" for 2.1 yr (since Oct 1, 2024), 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 "Plan Check Wait" in snapshot Nov 1, 2026.
- Custom Residential Triplex Design (In review)0.21 mi S
In "In review" for 18 mo (since May 8, 2025), exceeding the 210d median and 365d 75th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). issued_date changed to "2026-09-30" in snapshot Nov 1, 2026.
- MAIN PERMIT - Wilson Apartment Complex - Building 2 (12 Units) + Site Work (In review)0.22 mi S
In "In review" for 20 mo (since Mar 27, 2025), exceeding the 210d median and 365d 75th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (6 housing units, $1,004,167 declared valuation across 5 permits).
- New home at 537 Bowman Ave (Entitled)0.1 mi N
In "Entitled" for 9.1 yr (since Oct 6, 2017), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
Entity-resolved builders & contractors in ½ mile: Capitol Neon (2 on parcel, 2 in ½ mi · Sign); Rja Heating And Air (1 on parcel, 1 in ½ mi · Roof replacement); Pacific Signs (1 on parcel, 1 in ½ mi · Sign); Genesis Quality Construction (3 in ½ mi · New single-family home); S And A Properties (3 in ½ mi · Accessory dwelling unit (new or conversion)).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| SIG-2605539 | Sign | Finaled | Iss. Apr 1, 2026 | $5,291 | EPC - Fabricate and install illuminated channel letter to say "GP TAX" and non-illuminated FCO Letters to say "Good Peop… |
| COM-2603160 | Roof replacement | Issued | Iss. Feb 24, 2026 | $10,757 | HVAC Permit: HVAC change out of a package HP unit, roof mounted, no duct work-like for like. |
| SIG-2600088 | Sign | Expired Permit | Iss. Jan 15, 2026 | $5,379 | EPC - Fabricated & Install 1 Cabinet with insert face |
| SIG-2523862 | Sign | Finaled | Iss. Dec 18, 2025 | $6,979 | EPC - Fabricate and Install Sign to say El Trigal Bakeries |
| COM-1917137 | Commercial tenant improvement | Certificate of Occupancy |