2868 Northgate Blvd
Sacramento 95833 · Gardenland · City of Sacramento · Coordinates: 38.61734, -121.47521
Executive Verdict · Public-Records Synthesis
Zoned C-2-SPD in City of Sacramento and mapped FEMA A99 flood due diligence; benchmark value $473,000 ($416,000–$530,000).
Upsides & Opportunities
- ✓ 6 documented municipal building permits on file
On-parcel permit history is indexed through Apr 22, 2025, 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: Custom Residential Triplex Design (0.25 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 (~$5,842/yr at $473,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$487/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:
- 26,751 sq ft (0.61 ac)
- Assessor use:
- Retail / Commercial · Small Retail · Multi-Tenant
- Tax rate area:
- 03126
- Addresses on lot:
- 2868 NORTHGATE BLVD; 2868 NORTHGATE BLVD STE 101 STE 101; 2868 NORTHGATE BLVD STE 102 STE 102
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: $416,000 – $530,000 · 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
- Custom Residential Triplex Design (In review)0.25 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)0.26 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)390 ft NE
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).
- 2 new homes (Entitled)0.29 mi NE
In "Entitled" for 3.9 yr (since Dec 9, 2022), exceeding the 184d median and 575d 90th percentile for new duplex / half-plex permits in City of Sacramento (n=115).
Entity-resolved builders & contractors in ½ mile: Capitol Neon (2 on parcel, 2 in ½ mi · Sign); Phoenix Energy Solutions (1 on parcel, 1 in ½ mi · HVAC / heat pump); Sacramento City 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 (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| SIG-2506628 | Sign | Finaled | Iss. Apr 22, 2025 | $7,966 | Install Channel Letters to say Gallery Barber and Tagline to say Barber Studio |
| COM-2506823 | HVAC / heat pump | Withdrawn | Iss. Apr 7, 2025 | $22,865 | HVAC Permit: HVAC change out heat pump package unit=5 tons, 14 SEER, 8 HSPF, 60K BTUs. The existing unit shall be re… |
| SIG-2314843 | Sign | Finaled | Iss. Jul 21, 2023 | $5,380 | FABRICATE AND INSTALL 1 ILLUMINATED CHANNEL LETTER SHOW AND 1 NON- ILLUMINATED CHANNEL LETTER SHOW. |
| COM-2216363 | Plumbing / water heater / sewer | Expired Permit | Iss. Aug 3, 2022 | $2,500 | HSG Case #: 21-040401 WWP, Permit Needed for a Sink and an Ice-machine that were installed without a permit at the loc… |
| SIG-2213946 |