5550 Franklin Blvd
Sacramento 95820 · North City Farms · City of Sacramento · Coordinates: 38.52563, -121.47259
Executive Verdict · Public-Records Synthesis
Zoned C-2 in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $448,000 ($394,000–$502,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$7,854 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Apr 15, 2019).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: reduced flood risk due to levee)
all of the lot of the parcel intersects Zone X: reduced flood risk due to levee. Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! Delayed or open permit activity on this parcel
Sign (SIG-1900867): Issued after 3 mo (4.7× the 19d median) — slower than 90% of sign permits in City of Sacramento (median 19d, 90th pct 76d, n=1,075).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: La Familia Opportunity Center (0.48 mi S, 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 (~$5,557/yr at $448,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$463/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:
- 64,033 sq ft (1.47 ac)
- Assessor use:
- Retail / Commercial · Small Retail · Multi-Tenant
- Tax rate area:
- 03365
- Addresses on lot:
- 5550 FRANKLIN BLVD; 5550 FRANKLIN BLVD # 100 # 100; 5550 FRANKLIN BLVD # 101 # 101
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: reduced flood risk due to levee (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: $394,000 – $502,000 · 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
- La Familia Opportunity Center (In review)0.48 mi S
In "In review" for 17 mo (since Jun 2, 2025), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($17,000,000 declared valuation across 3 permits).
- Sign (SIG-1900867) (Expired Permit)On this parcel
Issued after 3 mo (4.7× the 19d median) — slower than 90% of sign permits in City of Sacramento (median 19d, 90th pct 76d, n=1,075).
- Accessory dwelling unit at 2792 35th Ave (Issued)0.44 mi SW
Active in "Issued" for 2.1 yr (first record Oct 11, 2024) with no new permit activity recorded in 15 mo. current_status changed to "Finaled" in snapshot Nov 1, 2026.
- New home at 3071 29th Ave (In review)0.14 mi NW
In "In review" for 11 mo (since Dec 19, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
Entity-resolved builders & contractors in ½ mile: Mclemore Enterprises (1 on parcel, 1 in ½ mi · Sign); Sacramento Valley Alarm Security System (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler); Jagir Investments (7 in ½ mi · Accessory dwelling unit (new or conversion)); Z Century Construction (5 in ½ mi · Remodel / interior alteration); Ruan Construction (4 in ½ mi · Accessory dwelling unit (new or conversion)).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| SIG-1900867 | Sign | Expired Permit | Iss. Apr 15, 2019 | $1,750 | Install (1) attached / illuminated sign 2'x5' |
| COM-1813995 | Remodel / interior alteration | Finaled | Iss. Jul 23, 2018 | $21,000 | EXPEDITED - Suite 103 Change out 4 Ton unit for 4 Ton unit heat pump, 1174 sq. ft. Suite 104 Change out 10 Ton unit for… |
| COM-1620295 | Electrical / panel | Finaled | Iss. Dec 15, 2016 | — | STE. 108; SMUD Safety Inspection. One time inspection only. Additional inspections will cost $76.00 (Residential) or $15… |
| COM-1616395 | Electrical / panel | Finaled | Iss. Oct 11, 2016 | — | SMUD safety check |
| COM-1612264 | Fire alarm / sprinkler | Finaled |