4405 Franklin Blvd
Sacramento 95820 · North City Farms · City of Sacramento · Coordinates: 38.53511, -121.47398
Executive Verdict · Public-Records Synthesis
Zoned C-2 in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $410,000 ($361,000–$459,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$13,200 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Dec 28, 2020).
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)
- ! Delayed or open permit activity on this parcel
Remodel / interior alteration (COM-1609481): Issued after 2 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Franklin Blvd Mixed Use Bldg A and Site Work (0.26 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 (~$5,124/yr at $410,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$427/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:
- 6,315 sq ft (0.14 ac)
- Assessor use:
- Church / Welfare · Church · Partially Exempt
- Tax rate area:
- 03365
- Addresses on lot:
- 4405 FRANKLIN BLVD; 4407 FRANKLIN BLVD
Zoning & Land Use
C-2 — General Commercial Zone (C)
2040 General Plan: Neighborhood (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: $361,000 – $459,000 · 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)0.26 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).
- Accessory dwelling unit at 3320 20th Ave (Issued)0.17 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.
- Remodel / interior alteration (COM-1609481) (Finaled)On this parcel
Issued after 2 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
- New duplex at 3821 35th St (In review)0.45 mi NE
In "In review" for 15 mo (since Aug 20, 2025), exceeding the 184d median and 416d 75th percentile for new duplex / half-plex permits in City of Sacramento (n=115). current_status changed to "Verify" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Sersol Construction (1 on parcel, 1 in ½ mi · Roof replacement); Bhandal Construction (12 in ½ mi · Accessory dwelling unit (new or conversion)); Abrahams Construction (4 in ½ mi · Remodel / interior alteration); Cost U Less Construction (4 in ½ mi · Addition (adds square footage)); P And P Building Wrecking (4 in ½ mi · Demolition).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2023863 | Roof replacement | Finaled | Iss. Dec 28, 2020 | $19,920 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 45 squares of PVC Single Ply. CRRC: 0676-0001 |
| COM-1806011 | Plan revision / deferred submittal | Complete | App. Apr 3, 2018 | — | REVISION TO COM-1609481 OMIT ONE RESTROOM OF TWO IN TENANT SPACE. |
| COM-1609481 | Remodel / interior alteration | Finaled | Iss. Aug 15, 2016 | $40,000 | REMODEL OF EXISTING EMPTY COMMERCIAL BUILDING, ELEC, PLUMBING, MECHANICAL, STRUCTURAL, ( HVAC ON ROOF) FOR FUTURE TENANT… |