2830 Northgate Blvd
Sacramento 95833 · Gardenland · City of Sacramento · Coordinates: 38.61651, -121.47509
Executive Verdict · Public-Records Synthesis
Zoned C-2-SPD in City of Sacramento and mapped FEMA A99 flood due diligence; benchmark value $482,000 ($424,000–$540,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$9,350 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Jan 13, 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
Remodel / interior alteration (COM-1717333): Issued after 6 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Apartment Building (0.48 mi S, entitled). 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:
- 24,816 sq ft (0.57 ac)
- Assessor use:
- Retail / Commercial · Small Retail · Multi-Tenant
- Tax rate area:
- 03126
- Addresses on lot:
- 2830 NORTHGATE BLVD; 2840 NORTHGATE BLVD
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: $424,000 – $540,000 · 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
- Apartment Building (Entitled)0.48 mi S
In "Entitled" for 5.8 yr (since Feb 4, 2021), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (12 housing units, $2,505,854 declared valuation across 2 permits).
- New home at 251 W El Camino Ave (In review)0.46 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.
- Remodel / interior alteration (COM-1717333) (Finaled)On this parcel
Issued after 6 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
- Custom Residential Triplex Design (In review)0.19 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.
Entity-resolved builders & contractors in ½ mile: Reys Air Solution (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Pacific Signs (1 on parcel, 1 in ½ mi · Sign); Pnp Construction (3 in ½ mi · Commercial tenant improvement); 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-2527137 | Sign | Expired Permit | Iss. Jan 13, 2026 | $1,200 | EPC - Application for permit on existing sign and final inspection. |
| COM-2515284 | Remodel / interior alteration | Expired Application | App. Jul 21, 2025 | $34,240 | EPC - Change-Out, 4 Ton Package unit and 50 gallon water heater, like for like, Existing equipment will be removed and … |
| RES-1806680 | Plan revision / deferred submittal | Void | App. Apr 11, 2018 | — | EXPEDITED - REMODEL OF EXISTING RESTAURANT SPACE TO INCLUDE NEW WALLS, UPDATE EXISTING BATHROOM TO CURRENT CODE, CHANGE … |
| COM-1806682 | Plan revision / deferred submittal | Complete | App. Apr 11, 2018 | — | EXPEDITED - REMODEL OF EXISTING RESTAURANT SPACE TO INCLUDE NEW WALLS, UPDATE EXISTING BATHROOM TO CURRENT CODE, CHANGE … |