2361 Northgate Blvd
Sacramento 95833 · River Gardens · City of Sacramento · Coordinates: 38.60992, -121.47698
Executive Verdict · Public-Records Synthesis
Zoned C-2-SPD in City of Sacramento and mapped FEMA A99 flood due diligence; benchmark value $450,000 ($396,000–$504,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$13,328 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Jul 20, 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 (230 ft W, 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 (~$5,580/yr at $450,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$465/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:
- 122,839 sq ft (2.82 ac)
- Assessor use:
- Retail / Commercial · Shopping Center · Neighborhood
- Tax rate area:
- 03126
- Addresses on lot:
- 2361 NORTHGATE BLVD; 2363 NORTHGATE BLVD; 2365 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: $396,000 – $504,000 · 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)230 ft W
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).
- Northview Pointe (Entitled)0.1 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 Estate (Entitled)0.11 mi SW
In "Entitled" for 5.8 yr (since Jan 22, 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 (11 housing units across 0 permits).
- Northview Apartments (Entitled)0.13 mi W
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: Rja Heating And Air (2 on parcel, 2 in ½ mi · Roof replacement); Clarke And Rush Mechanical (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Avail Services (1 on parcel, 1 in ½ mi · HVAC / heat pump); Capital City Signs (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 (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2615195 | HVAC / heat pump | Finaled | Iss. Jul 20, 2026 | $6,500 | Change-out installation of Electric - 030 gallon to Electric Heat Pump 50 gallons +, located inside building, screening … |
| COM-2609185 | Roof replacement | Finaled | Iss. May 7, 2026 | $20,312 | HVAC Permit: HVAC change out, 2 HP package unit, roof mounted, no duct work - like for like. The existing unit shall b… |
| COM-2602460 | Roof replacement | Issued | Iss. Feb 6, 2026 | $11,831 | HVAC Change out - Package HP unit, roof mounted, no duct work - like for like. As noted on form CDD-0036, appliances hea… |
| COM-2422370 | Remodel / interior alteration | Finaled | Iss. Nov 6, 2024 | $26,340 | EPC - Add (4) Two ton mini-splits along washer wall. Condensers to be located on roof. |
| SIG-1618556 |