Sacramento 95833 · Gateway Center · APN 274-0630-001-0000 · City of Sacramento
Zoned OB-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $500,000 ($425,000–$575,000).
Zone OB-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
On-parcel permit history is indexed through Sep 15, 2026, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
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.
$500,000
Benchmark range: $425,000 – $575,000
Commercial tenant improvement (COM-1802796): Pending in review for 8.7 yr (50.7× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: Homewood Suites & Hotel (Natomas) - Hotel & Site (0.18 mi SE, 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 (~$513/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 demolition; 2 commercial or mixed-use projects.
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.
152 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.
In "Fee estimate" for 6 yr (since Oct 30, 2020), with no new permit record in 6 yr. · 125 units · $18,022,513 declared valuation
In "Fee estimate" for 3.2 yr (since Aug 30, 2023), with no new permit record in 3.2 yr. · $25,138,450 declared valuation
In "Fee estimate" for 4.6 yr (since Apr 26, 2022), with no new permit record in 2.1 yr. · 410 units · $103,000,000 declared valuation
In "In review" for 23 mo (since Dec 23, 2024), with no new permit record in 23 mo. · $28,000,000 declared valuation
In "In review" for 4.1 yr (since Sep 21, 2022), with no new permit record in 16 mo. · $1,000,000 declared valuation
Nearby roof replacement (2550 W El Camino Ave 13): Status changed from Issued to Finaled
Record COM-2605341 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (2630 Baybridge St): First appeared in published agency feed
Record RES-2623822 · 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 ev charger (2580 W El Camino Ave 9105): First appeared in published agency feed
Record COM-2623241 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (2576 Campden Way): First appeared in published agency feed
Record RES-2623045 · 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
Nearby plumbing / water heater / sewer (310 Unity Cir): Status changed from Issued to Finaled
Record RES-2616924 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (2630 Baybridge St): First appeared in published agency feed
Record RES-2622154 · 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 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 plumbing / water heater / sewer (11 Heathmere Ct): First appeared in published agency feed
Record RES-2623602 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (5 Heathmere Ct): Status changed from Issued to Finaled
Record RES-2615238 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (2603 Burnaby Way): Status changed from Issued to Finaled
Record RES-2618355 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (21 Danrobin Ct): First appeared in published agency feed
Record RES-2621577 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
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 4.6 yr (since Apr 26, 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 (410 housing units, $103,000,000 declared valuation across 4 permits).
In "Fee estimate" for 6 yr (since Oct 30, 2020), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (125 housing units, $18,022,513 declared valuation across 1 permit).
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).
In "In review" for 4.1 yr (since Sep 21, 2022), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($1,000,000 declared valuation across 10 permits).
Pending in review for 8.7 yr (50.7× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
| 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 parcel30 in ½ mi | $4,880,355 | 39 vs 62 prior−37% |
| Adair General Construction | Commercial tenant improvement | 5 on parcel12 in ½ mi | $1,134,555 | 9 vs 5 prior |
| Air Of Sacramento | HVAC / heat pump | 1 on parcel |
| 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 ($5,000/yr) + local voter-approved bond debt ($700/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.
−$16,801/yr
Cash needed: $110,000
NOI: $13,538/yr
P&I: $2,528/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 | −$1,685/mo | -18.4% | $4,628/mo | −$1,652/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,475/mo | −$1,400/mo | -15.3% | $4,284/mo | −$1,227/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 | −$1,237/mo | -13.5% | $4,184/mo | −$904/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 ↗
2399 GATEWAY OAKS DR - STE 100 - COM TI
EXPEDITED - TI of existing suite 100, work to include minor demo, new reception, conference and offices. All light fixtures will be replaced. MEP and FS will be revised to accommodate new layout. No new site work.
Remodel - SUITE 115
EPC - EXPEDITED - interior improvement in suite 115 for fitness amenity at Gateway Oaks. The scope of work includes a fitness area with yoga room, locker area, changing rooms and two new restrooms with showers. MEP & FS will be provided to accommodate new layout.
Interior Remodel (SUITE 120)
EPC - EXPEDITED - THIS IS A TENANT IMPROVEMENT TO EXISTING SUITE 120. THE PROJECT IS TO ADD A NEW CONFERENCE ROOM, BREAK-ROOM, AND WELLNESS ROOM ALONG WITH NEW CASEWORK WITH SINKS. SUITE 120 WILL ALSO BE EXPANDING INTO THEREFORE, NO IMPROVEMENTS IN THE SUITE WILL BE MADE UNDER THIS PERMIT. ALL LIGHT FIXTURES IN SUITE 120 WILL BE REPLACED WITH NEW LED FIXTURES. MECHANICAL AND ELECTRICAL WILL BE REVISED TO ACCOMMODATE THE NEW LAYOUT OF THE TENANT IMPROVEMENT.
Interior Remodel (SUITES 110 / 120)
EPC - EXPEDITED - THIS IS A LANDLORD WORK PROJECT TO CONSTRUCT A 0-HR CORRIDOR ON THE FIRST FLOOR OF AN EXISTING TWO-STORY BUIL-DING. THE CORRIDOR WILL RUN THROUGH THE CENTER OF EXISTING VACANT SUITE 110. SUITE 110 WILL BE DIVIDED INTO TWO SUITES AS A RESULT OF THIS NEW CORRIDOR, SUITE 110 AND SUITE 120. FUTURE TENANT IMPROVEMENT OF NEW SUITES 110 AND 120 WILL BE UNDER A SEPARATE PERMIT. AN EXISTING ELECTRICAL ROOM WILL REMAIN. MINOR MODIFICATION TO THE ELECTRICAL ROOM IS TO RELOCATE THE ROOM DOOR TO THE NEW 0-HR CORRIDOR. MECHANICAL AND ELECTRICAL WILL BE REVISED TO ACCOMMODATE THE NEW 0-HR CORRIDOR.
SUITE-210
EPC - TENANT IMPROVEMENT OF EXISTING SUITE 210. WORK TO INCLUDE A NEW PARTITON WALL, REPLACING CASEWORK, AND MINOR MECHANICAL, PLUMBING AND ELECTRICAL WORK.
Commercial Remodel (Suite #200)
EXPEDITED - EPC - Suite #200 - Commercial Remodel to Include: Removing two existing partition walls to increase area of the open office and file room. Tenant will provide new modular system furniture and base cabinets in the breakroom. New floor finishes, will replace some existing carpet. Mechanical and Electrical updated to accommodate new changes.
deferal California Bank and Trust, suite 110
deferral from COM-1803160 - for sprinkler plans
California Bank and Trust, suite 110
EXPEDITED - Interior remodel, suite 110: minor demo of interior wall, construct new partition walls, finishes, lighting-switch modifications only, mechanical duct work, electrical. Creates new tenant space. Deferred Submittal: Fire Sprinkler and Alarm. (deferral COM-1805917 for sprinklers CRF 4-2-2018)
remodel
EXPEDITED - remodel 1696 sq ft office to include demo, electrical, mechanical. Add new partition wall to create new suite.
C/O SPLIT SYSTEM
C/O 1 INDOOR FAN CO8IL UNIT AND 1 OUTDOOR CONDESING UNIT LIKE FOR LIKE. The new unit shall be placed in the same location as the existing unit and shall not exceed the size of the existing unit by more than 25%.
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
0.92 acres
Assessor's classification for assessment purposes. This is not zoning.
2399 GATEWAY OAKS DR; 2399 GATEWAY OAKS DR STE 100 STE 100; 2399 GATEWAY OAKS DR STE 110 STE 110
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 274-0630-001-0000. 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.
| $11,176 |
| 0 vs 0 prior |
| Beazer Homes Recent nearby: 9 Lemon Twist Ct (Mar 7, 2023) | New single-family home | 36 in ½ mi | $13,724,784 | 18 vs 104 prior−83% |
| Descor Recent nearby: 2700 Gateway Oaks Dr (Aug 12, 2025) | Commercial tenant improvement | 29 in ½ mi | $16,613,973 | 8 vs 12 prior−33% |
| Gp Development Recent nearby: 2720 Gateway Oaks Dr (Apr 6, 2023) | Commercial tenant improvement | 22 in ½ mi | $2,379,650 | 7 vs 15 prior−53% |
| Dekreek Construction Recent nearby: 2520 Venture Oaks Way 190 (May 13, 2022) | Commercial tenant improvement | 10 in ½ mi | $1,389,839 | 6 vs 9 prior−33% |
| Carlisle Construction Recent nearby: 2500 Venture Oaks Way 360 (Mar 22, 2019) | Commercial tenant improvement | 7 in ½ mi | $212,513 | 2 vs 6 prior |
| North State Electrical Contractors Recent nearby: 2200 River Plaza Dr (May 18, 2020) | Remodel / interior alteration | 5 in ½ mi | $28,990 | 0 vs 0 prior |
| Haven Construction Recent nearby: 2540 W El Camino Ave (Jul 17, 2025) | New commercial / non-residential building | 4 in ½ mi | $8,510,331 | 2 vs 2 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 alteration | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvementOn this parcel | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| HVAC / heat pumpOn this parcel | 19,324 | 0d | 0d | 0d | 2d | 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.