2500 Northgate Blvd
Sacramento 95833 · Gardenland · City of Sacramento · Coordinates: 38.61157, -121.47511
Executive Verdict · Public-Records Synthesis
Zoned C-2-SPD in City of Sacramento and mapped FEMA A99 flood due diligence; benchmark value $491,000 ($432,000–$550,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$18,700 contributory est.)
Public building records show issued construction/renovation work on this parcel (8 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Apartment Building (0.19 mi SW, 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 (~$6,047/yr at $491,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$504/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:
- 24,150 sq ft (0.55 ac)
- Assessor use:
- Retail / Commercial · Vehicle Oriented · Service Station
- Tax rate area:
- 03126
- Addresses on lot:
- 2500 NORTHGATE BLVD; 2500 W EL CAMINO AVE; 543 W EL CAMINO AVE
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: $432,000 – $550,000 · 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)0.19 mi SW
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).
- for 12 Unit Apartment Building (Fee estimate)0.25 mi SW
In "Fee estimate" for 7.5 yr (since May 31, 2019), 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, $1,390,404 declared valuation across 1 permit).
- Northview Pointe (Entitled)0.25 mi SW
In "Entitled" for 5.5 yr (since May 19, 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 (67 housing units across 0 permits).
- Northview Apartments (Entitled)0.26 mi SW
In "Entitled" for 3.9 yr (since Dec 21, 2022), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (21 housing units, $4,045,592 declared valuation across 3 permits).
Entity-resolved builders & contractors in ½ mile: Calcraft (3 on parcel, 3 in ½ mi · Sign); Ag Renovation And Improvements (2 on parcel, 2 in ½ mi · Commercial tenant improvement); Green Era Signs (2 on parcel, 2 in ½ mi · Sign); Amb Enterprises (1 on parcel, 1 in ½ mi · Sign); Master Building Solutions (5 in ½ mi · New single-family home).
Permit & Project History on This Parcel (8 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| SIG-2525799 | Sign | Finaled | Iss. Jan 13, 2026 | $20,000 | EPC - INSTALL (1) ILLUMINATED C45 MONUMENT SIGN 7'-3" x 8'-5 1/2" (61.32 SF). INSTALL (4) ILLUMINATED "CHEVRON" WORD MAR… |
| SIG-2427622 | Sign | Finaled | Iss. Dec 20, 2024 | $3,000 | ign permit. Permit to complete work on expired permit SIG-2405754. No changes in scope of work. Sign permit applic… |
| SIG-2405754 | Sign | Expired Permit | Iss. May 2, 2024 | $3,000 | Sign permit application. E01: Replacement wall sign. E06: Reface monument sign. |
| SIG-1805639 | Sign | Finaled | Iss. Apr 18, 2018 | $9,000 | Install (1) attached / illuminated wall sign & (1) detached / illuminated monument sign |
| COM-1717306 | Remodel / interior alteration |