Sacramento 95833 · Gateway Center · APN 274-0320-068-0000 · City of Sacramento
Zoned OB-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $466,000 ($396,000–$536,000).
Zone OB-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
Public building records show issued construction/renovation work on this parcel (16 total permits, latest Mar 18, 2025).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$466,000
Benchmark range: $396,000 – $536,000
Closest lead: Homewood Suites & Hotel (Natomas) - Hotel & Site (0.37 mi N, 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)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$480/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
Since November 2024 within ½ mile: 1 permitted; 1 demolition; 1 commercial or mixed-use project.
3 projects with a record in this window, grouped by us from permits and State housing reports. Units are as proposed on each project's latest record and counted at its current stage.
132 permits within ½ mile since November 2024
The map shows new construction, ADUs, demolitions, additions, and renovations. Routine systems work (roofs, HVAC, water heaters) is counted but not mapped. Unit counts are as stated on permits.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: permits located by parcel, ½ mile radius · Source updated Nov 1, 2026 · Retrieved Nov 3, 2026
Public-records benchmark estimate combining Zillow Home Value Index (Data provided by Zillow), Census ACS 5-year estimates, parcel land-use/lot characteristics, and issued building permits. Not an official appraisal.
No ADU or new-home permits recorded within ¼ mile in this window.
Permit counts, by the date issued (or applied, if not yet issued). Lot splits are planning cases, which we don't have.
We read public zoning and hazard maps against state law (ADUs: Gov. Code 66314; SB 9: Gov. Code 65852.21 and 66411.7). Local rules, title, tenancy history and site conditions can change the answer. Check with City of Sacramento's planning department before relying on it.
Sources: City of Sacramento CDD, Zoning (retrieved Nov 11, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Nov 9, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Nov 9, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Nov 9, 2026) · Zoning classes: our classification of OB as mixed use, checked against the zone description on Oct 24, 2026
Chronological history of building permit applications and issuances, snapshot-dated status changes, State housing entitlements, surrounding development within ½ mile, and area home-value trends.
Permit issued and active for 3.7 yr (first record Mar 7, 2023), with no completion or new permit record in 3.7 yr. · 1 unit
Permit issued and active for 3.7 yr (first record Mar 7, 2023), with no completion or new permit record in 3.7 yr. · 1 unit
Permit issued and active for 3.7 yr (first record Mar 8, 2023), with no completion or new permit record in 3.7 yr. · 1 unit
Permit issued and active for 3.6 yr (first record Mar 31, 2023), with no completion or new permit record in 3.6 yr. · 1 unit
Permit issued and active for 3.6 yr (first record Mar 31, 2023), with no completion or new permit record in 3.6 yr. · 1 unit
Permit issued and active for 3.5 yr (first record May 22, 2023), with no completion or new permit record in 3.5 yr. · 1 unit
Nearby other (590 River Crest Dr): First appeared in published agency feed
Record 26CAP00000005V5 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby other (425 Regatta Ln #105): First appeared in published agency feed
Record 26CAP00000005SG · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (2520 Venture Oaks Way 250): First appeared in published agency feed
Record COM-2623077 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby new commercial / non-residential building (2227 River Plaza Dr A): First appeared in published agency feed
Record COM-2622634 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record COM-2427741 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (2485 Natomas Park Dr 350): Status changed from Ready For Pickup to Complete
Record FPP-2620578 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (2379 Gateway Oaks Dr): Status changed from Plan Check Wait to Issued
Record COM-2618082 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (2379 Gateway Oaks Dr): Issued date changed from (blank) to 2026-10-15
Record COM-2618082 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (2520 Venture Oaks Way 250): First appeared in published agency feed
Record COM-2621565 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby other (590 River Crest Dr): First appeared in published agency feed
Record 26CAP00000005PU · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Latest published Zillow Home Value Index (ZHVI) update
Changed from $451,611 in September 2025 to $448,368 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95833 (not a parcel appraisal)
Annual ZIP 95833 home-value index checkpoint
Changed from $471,466 in September 2024 to $451,611 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95833 (not a parcel appraisal)
0 Gateway Oaks Dr · $1,500,000 valuation
Records span Jul 23, 2025 to Sep 25, 2025 (7 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Electrical / panel permit issued (COM-2505315)
2150 River Plaza Drive com minor electrical permit
Electrical Permit: SMUD will be removing power feed conductors to AT&T vrad cabinet and new conductors will be pulled in. · Declared valuation: $2,500 · Contractor: Bartholomew General & Electrical Contractors
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Cross-referenced intelligence from our historical development graph—connecting parcels, permits, entity-resolved builders, empirical review-time distributions, and neighborhood renovation trends.
Explore full City of Sacramento development graph →In "In review" for 23 mo (since Dec 23, 2024), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($28,000,000 declared valuation across 1 permit). current_status changed to "Verify" in snapshot Nov 1, 2026.
In "Fee estimate" for 3.2 yr (since Aug 30, 2023), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($25,138,450 declared valuation across 1 permit).
Active in "Issued" for 16 mo (first record Jul 23, 2025) with no new permit activity recorded in 14 mo. High-impact scale ($1,500,000 declared valuation across 7 permits).
Active in "Issued" for 3.4 yr (first record Jun 1, 2023) with no new permit activity recorded in 3.4 yr.
Active in "Issued" for 3.4 yr (first record Jun 1, 2023) with no new permit activity recorded in 3.4 yr.
Active in "Issued" for 2.7 yr (first record Mar 19, 2024) with no new permit activity recorded in 2.7 yr.
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Icon General Contractors Merged: ICON GENERAL CONTRACTORS INC · ICON GENERAL CONTRACTORS LLC | Commercial tenant improvement | 3 on parcel35 in ½ mi | $5,452,735 | 39 vs 62 prior−37% |
| Dekreek Construction | Commercial tenant improvement | 7 on parcel16 in ½ mi | $1,951,393 | 6 vs 9 prior−33% |
| The Boldt | Plan revision / deferred submittal |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family home | 3,657 | 28d | 45d | 85d | 184d | 41d(vs 51d prior) |
| New duplex / half-plex | 115 | 82d | 184d | 416d | 575d | 144d(vs 361d prior) |
| New multifamily / condos / mixed-use | 199 | 125d | 210d | 365d | 627d | 199d(vs 289d prior) |
| Accessory dwelling unit (new or conversion) |
HUD Small Area Fair Market Rent · ZIP 95833
HUD FY 2026 · 40th-percentile gross rentCensus ACS 5-year median gross rent (all bedroom counts combined):
Area home-value benchmarks (not an appraisal)
ZIP & neighborhood mediansUnder California Proposition 13, the seller's historical assessed value does not carry over to a buyer. On sale, the parcel is reassessed at the purchase price: 1.00% base rate ($4,650/yr) + local voter-approved bond debt ($651/yr) + fixed direct levies/Mello-Roos ($450/yr).
Mapped hazard zone insurance context on this parcel:
Model adding a backyard ADU or garage conversion under California's Prop 13 blended new-construction assessment (existing house & land tax base stays intact; only ADU build cost is assessed) and SB 13 impact-fee rules.
−$14,279/yr
Cash needed: $102,300
NOI: $13,937/yr
P&I: $2,351/mo
For $0/mo net cash flow
At $2,475/mo gross rent
| Scenario | Assumptions | Year 1 Rent | Year 1 Cash Flow | Cash-on-Cash | Break-Even Rent | Year 5 Cash Flow |
|---|---|---|---|---|---|---|
| Conservative | −8% starting rent, +3% vacancy, +3% combined maintenance/CapEx, 1.5%/yr rent growth | $2,277/mo | −$1,474/mo | -17.3% | $4,335/mo | −$1,439/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,475/mo | −$1,190/mo | -14.0% | $4,012/mo | −$1,014/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,624/mo | −$1,026/mo | -12.0% | $3,919/mo | −$691/mo |
Rental regulatory context (informational only — not legal advice):
California AB 1482 (Tenant Protection Act, Civ. Code § 1947.12) caps annual rent increases at 5% + local CPI (max 10%) on covered properties. In City of Sacramento: Sacramento Tenant Protection Program (City Code Ch. 5.156) — 5% + CPI (8.6% cap effective July 1, 2026) for covered pre-1995 multifamily units. Official program rules ↗
2150 River Plaza Drive com minor electrical permit
Electrical Permit: SMUD will be removing power feed conductors to AT&T vrad cabinet and new conductors will be pulled in.
Interior Remodel (SUITE 430)
EXPEDITED - EPC - DEMOLITION OF EXISTING IMPROVEMENTS. CONSTRUCTION OF NEW TENANT IMPROVEMENTS. WORK TO INCLUDE NEW INTERIOR PARTITIONS & FINISHES. MODIFICATION OF EXISITNG HVAC & ELECTRICAL.
Interior Remodel (SUITE 430)
EPC - DEMOLITION OF EXISTING IMPROVEMENTS. CONSTRUCTION OF NEW TENANT IMPROVEMENTS. WORK TO INCLUDE NEW INTERIOR PARTITIONS & FINISHES. MODIFICATION OF EXISITNG HVAC & ELECTRICAL.
FPP-2150 River Plaza Drive REMODEL Suite #140
EPC - EXPEDITED - FPP-2150 River Plaza Drive REMODEL Suite #140-demo of existing improvements, construction of new tenant improvements, work to include new interior partitions & finishes. Modification of existing HVAC & electrical.
Fire Alarm Panel and Monitoring System
EPC - Fire Alarm Panel Replacement: Remove and Replace the FACU on the first floor Electrical Room; R/R all monitoring modules, relays, detectors and devices; R/R Annunciator within the lobby, bypass buttons, detector sensitivity testing and point ID digital communictor; R/R of Duct Smoke detectors at all roof air handling unit locations throughout the facility; R/R relay modules, monitor modules, smoke detectors, heat detectors and manual pull stations,horns / strobe appliances; (N) remote Notificatio appliance power supplies with new notification appliances in corridors and common areas
FPP-2150 River Plaza Drive REMODEL Suite #150 & 185
EPC - Interior work only. demo, framing, electrical, modify existing hvac, plumbing, fire sprinklers and fire alarm, install finishes
SUITE 385
EPC - Interior office remodel consisting of 4029 sf to include demo of interior improvements, frame new interior partitions, modify electrical, mechanical, sprinklers.
DRYWALL & INSULATION REPAIR
floors 1-3 : Drywall & insulation repair due to water leak . @ 4550 sq feet ( Ste 380, Conference room, woman's restrooms & corridors )
Lobby Coffee Vendor
EXPEDITED - MAIN FLOOR LOBBY. Addition of new hand wash sink and instant flow tankless water heater 30A at the existing counter at existing coffee station.
Lobby Remodel
EXPEDITED - Lobby Remodel, Demo existing improvements, construct new interior partitions, modify existing hvac ductwork, lighting and fire sprinklers
Suite 330
EXPEDITED - Suite 330, Demo interior partitions, construct new interior partition walls, install new power, lighting, relocate existing HVAC and fire sprinklers
Suite 290
EXPEDITED - Suite 290 interior remodel. Demolition of existing partitions ( Less than 160 sq ft). New partitions and associated HVAC, electrical and fire sprinklers.
HINES PROPERTY, REMODEL STE #185
EXPEDITED - REMODEL STE #185, NEW OFFICE LAYOUT, FINISHES & MINOR ELEC, PLUMB & MECH CHANGES AS PER NEW LAYOUT.
Suite 255
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel (APN) · Source updated Nov 1, 2026 · Retrieved Nov 3, 2026 · Applied and issued dates come from the city's Applied and Issued permit datasets. The city publishes current status without a date, so status changes are dated by the window between our snapshots.
No housing activity reported to the State for this parcel (2018–2025 reports).
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Nov 9, 2026 · From City of Sacramento's Housing Element Annual Progress Reports. A project can appear in several report years as it moves from entitlement to permit to completion.
Source: City of Sacramento CDD, Zoning · Geography: zoning district polygon at parcel point · Source updated Nov 11, 2026 · Retrieved Nov 11, 2026
7.41 acres
Assessor's classification for assessment purposes. This is not zoning.
2150 RIVER PLAZA DR; 2150 RIVER PLAZA DR STE 140 STE 140; 2150 RIVER PLAZA DR STE 200 STE 200
Source: Sacramento County GIS, Parcels · Geography: parcel · Source updated Nov 8, 2026 · Retrieved Nov 8, 2026
Assessed values and limited building characteristics (Sacramento County Assessor)
Current roll value. This is assessed value, not market value.
Search by parcel number 274-0320-068-0000. Shows direct levies and special assessments.
Search the city's permit system by address or record number
The official flood hazard map for this location. Our reading of it is under What could be built here.
This site does not show owner names.
| 3 on parcel3 in ½ mi |
| $50,000 |
| 2 vs 2 prior |
| Jon K Takata | General repair | 1 on parcel1 in ½ mi | $200,000 | 1 vs 2 prior |
| Engineered Monitoring | Fire alarm / sprinkler | 1 on parcel1 in ½ mi | $56,317 | 0 vs 0 prior |
| Bartholomew General And Electrical Contractors | Electrical / panel | 1 on parcel1 in ½ mi | $2,500 | 0 vs 0 prior |
| J Sutter Builders Recent nearby: 2485 Natomas Park Dr 500 (May 26, 2026) | Commercial tenant improvement | 18 in ½ mi | $4,590,000 | 17 vs 18 prior−6% |
| Gp Development Recent nearby: 2450 Venture Oaks Way 240 (Nov 1, 2018) | Commercial tenant improvement | 9 in ½ mi | $773,500 | 7 vs 15 prior−53% |
| Descor Recent nearby: 2200 River Plaza Dr (Jul 1, 2025) | Commercial tenant improvement | 7 in ½ mi | $5,585,358 | 8 vs 12 prior−33% |
| Carlisle Construction Recent nearby: 2500 Venture Oaks Way (Mar 22, 2019) | Commercial tenant improvement | 7 in ½ mi | $212,513 | 2 vs 6 prior |
| 1,693 |
| 57d |
| 97d |
| 172d |
| 284d |
| 97d(vs 103d prior) |
| Addition (adds square footage) | 1,948 | 6d | 42d | 83d | 162d | 49d(vs 43d prior) |
| Remodel / interior alterationOn this parcel | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvementOn this parcel | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| Electrical / panelOn this parcel | 11,023 | 0d | 0d | 0d | 5d | 0d |
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Computed from issued permits with recorded application and issuance dates over the trailing 60 months. Categories with fewer than 20 permits are excluded.
Installation of a new ADA push button door operator in lieu of widening the door frame and removing the door, Revision to COM-1515250, Suite 255, Approximately 2800 sq. ft. remodel of existing office space. Scope includes removal of several walls, installation of new walls, relocation of doors, relocation of electrical and telecomm devices and finish upgrades.
Suite 255
Reduction of partition wall layout A101, reduction of lighting and receptacles E101, Revision to COM-1515250 - Suite 255, Approximately 2800 sq. ft. remodel of existing office space. Scope includes removal of several walls, installation of new walls, relocation of doors, relocation of electrical and telecomm devices and finish upgrades. Expedite review 10,5,5
Suite 255
EXPEDITED - Suite 255, Approximately 2800 sq. ft. remodel of existing office space. Scope includes removal of several walls, installation of new walls, relocation of doors, relocation of electrical and telecomm devices and finish upgrades. Expedite review 10,5,5