2351 Northgate Blvd
Sacramento 95833 · River Gardens · City of Sacramento · Coordinates: 38.60908, -121.47660
Executive Verdict · Public-Records Synthesis
Zoned C-2-SPD in City of Sacramento and mapped FEMA A99 flood due diligence; benchmark value $437,000 ($385,000–$489,000).
Upsides & Opportunities
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Oct 8, 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: for 12 Unit Apartment Building (410 ft W, fee estimate). 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 (~$5,432/yr at $437,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$453/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:
- 125,453 sq ft (2.88 ac)
- Assessor use:
- Retail / Commercial · Large Retail · Discount
- Tax rate area:
- 03126
- Addresses on lot:
- 2351 NORTHGATE BLVD; 2355 NORTHGATE BLVD; 2357 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: $385,000 – $489,000 · 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
- for 12 Unit Apartment Building (Fee estimate)410 ft W
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).
- Apartment Building (Entitled)440 ft NW
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 W
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 W
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).
Entity-resolved builders & contractors in ½ mile: Capitol Neon (1 on parcel, 1 in ½ mi · Sign); Mclemore Enterprises (1 on parcel, 1 in ½ mi · Sign); Adt Commercial (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler); Master Building Solutions (5 in ½ mi · New single-family home); Nolen Construction (3 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2521211 | Commercial tenant improvement | Plan Check Wait | App. Oct 8, 2025 | $800,000 | EPC - Former 99 Cent store to be converted to conventional grocery format store. Departments will include Grocery, Meat,… |
| SIG-2326214 | Sign | Expired Permit | Iss. Dec 18, 2023 | $5,780 | INSTALL ON ILLUMINATED CHANNEL LETTER SIGN. |
| COM-2309263 | Fire alarm / sprinkler | Expired Permit | Iss. May 17, 2023 | $328 | EPC - INSTALLING AND TESTING OF A NEW SOLE-PATH DIALER FOR AN EXISTING FIRE ALARM SYSTEM. ALL OTHER DEVICES TO REMAIN … |
| SIG-1900869 | Sign | Expired Permit | Iss. Apr 15, 2019 | $1,500 | 1 - VIGO by Western Union attached / illuminated sign 2.5'x10' w/ backer cabinet; 1 - Mundo Latino Attached / illuminate… |