4504 Franklin Blvd
Sacramento 95820 · North City Farms · City of Sacramento · Coordinates: 38.53414, -121.47470
Executive Verdict · Public-Records Synthesis
Zoned C-2 in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $444,000 ($391,000–$497,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$3,445 contributory est.)
Public building records show issued construction/renovation work on this parcel (9 total permits, latest Jul 21, 2024).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: minimal flood hazard)
all of the lot of the parcel intersects Zone X: minimal flood hazard. Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Franklin Blvd Mixed Use Bldg A and Site Work (0.32 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)
- ! Year 1 Prop 13 tax reset (~$5,512/yr at $444,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$459/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:
- 29,160 sq ft (0.67 ac)
- Assessor use:
- Retail / Commercial · Store / Office Combo · Single Tenant
- Tax rate area:
- 03365
- Addresses on lot:
- 4502 FRANKLIN BLVD; 4504 FRANKLIN BLVD; 4504 FRANKLIN BLVD UNIT A UNIT A
Zoning & Land Use
C-2 — 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 X: minimal flood hazard (all of the lot) · FIRM panel 06067C0190H, effective August 16, 2012
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $391,000 – $497,000 · Status: Off market
HUD Small Area FMR (ZIP 95820) · FY 2026
Studio $1,530 · 1BR $1,610 · 2BR $1,980 · 3BR $2,640 · 4BR $3,040
Developments Deserving Closer Investigation & Active Area Builders
- Franklin Blvd Mixed Use Bldg A and Site Work (In review)0.32 mi N
In "In review" for 4.1 yr (since Sep 29, 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 (4 housing units, $590,212 declared valuation across 4 permits). current_status changed to "Plan Check Target" in snapshot Nov 1, 2026.
- Accessory dwelling unit at 3320 20th Ave (Issued)0.2 mi E
Active in "Issued" for 21 mo (first record Feb 18, 2025) with no new permit activity recorded in 14 mo. current_status changed to "Finaled" in snapshot Nov 1, 2026.
- Accessory dwelling unit at 4205 32nd St (Fee estimate)0.2 mi NE
In "Fee estimate" for 7 mo (since Apr 1, 2026), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- Three New Single-Unit Dwellings (Entitled)0.36 mi NE
In "Entitled" for 4.4 yr (since Jun 14, 2022), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199).
Entity-resolved builders & contractors in ½ mile: Orozco Roofing (3 on parcel, 3 in ½ mi · Roof replacement); Bonney Plumbing (1 on parcel, 2 in ½ mi · Accessory dwelling unit (new or conversion)); Artistic Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Cost U Less Construction (4 in ½ mi · Addition (adds square footage)); Gw Demolition (4 in ½ mi · Demolition).
Permit & Project History on This Parcel (9 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2416015 | Roof replacement | Finaled | Iss. Jul 21, 2024 | $5,520 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 16 squares of 30yr Laminated Dimensional Composition. CRRC: 0676-013… |
| RES-2102420 | Plumbing / water heater / sewer | Finaled | Iss. Feb 5, 2021 | $23,045 | E-Permit: Sewer Service replacement or repair, Dig and Bury 70 L.F. |
| RES-2011184 | Roof replacement | Finaled | Iss. Jun 29, 2020 | $3,700 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 6 squares of 30yr Laminated Dimensional Composition. In-progress ins… |
| RES-2011183 | Roof replacement | Finaled | Iss. Jun 29, 2020 | $3,700 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 6 squares of 30yr Laminated Dimensional Composition. In-progress ins… |
| COM-1907974 |