3100 23rd Ave
Sacramento 95820 · North City Farms · City of Sacramento · Coordinates: 38.53174, -121.47309
Executive Verdict · Public-Records Synthesis
Zoned C-2 in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $400,000 ($352,000–$448,000).
Upsides & Opportunities
- ✓ 7 documented municipal building permits on file
On-parcel permit history is indexed through Feb 19, 2025, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
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
Repair tied to a housing/code case (COM-2419259): Issued after 6 mo (17.4× the 10d median) — slower than 90% of repair tied to a housing/code case permits in City of Sacramento (median 10d, 90th pct 164d, n=310).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Franklin Blvd Mixed Use Bldg A and Site Work (0.5 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 (~$5,010/yr at $400,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$418/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:
- 7,048 sq ft (0.16 ac)
- Assessor use:
- Retail / Commercial · Vehicle Oriented · Auto Repair
- Tax rate area:
- 03365
- Addresses on lot:
- 3100 23RD AVE
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: $352,000 – $448,000 · 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)0.5 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)0.21 mi NE
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.
- Repair tied to a housing/code case (COM-2419259) (Finaled)On this parcel
Issued after 6 mo (17.4× the 10d median) — slower than 90% of repair tied to a housing/code case permits in City of Sacramento (median 10d, 90th pct 164d, n=310).
- Repair tied to a housing/code case (COM-2118571) (Expired Permit)On this parcel
Issued after 5 mo (15.3× the 10d median) — above the 75th percentile for repair tied to a housing/code case permits in City of Sacramento (median 10d, 75th pct 61d, n=310).
Entity-resolved builders & contractors in ½ mile: Delta Electric And Construction Services (2 on parcel, 2 in ½ mi · Repair tied to a housing/code case); Ruan Construction (4 in ½ mi · Accessory dwelling unit (new or conversion)); Gw Demolition (4 in ½ mi · Demolition); Bhandal Construction (3 in ½ mi · New single-family home); Naresh Chandra (3 in ½ mi · New single-family home).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2419259 | Repair tied to a housing/code case | Finaled | Iss. Feb 19, 2025 | $101,213 | EPC - legalize 750-sqft overhead cover |
| RES-2415731 | Repair tied to a housing/code case | Void | App. Jul 17, 2024 | $3,000 | no Plans required: Remove non-permitted overhang at rear of structure return structure to original footprint, and requir… |
| COM-2415734 | Repair tied to a housing/code case | Withdrawn | Iss. Jul 17, 2024 | $3,000 | no Plans required: Remove non-permitted overhang at rear of structure return structure to original footprint, and requir… |
| COM-2225002 | Repair tied to a housing/code case | Finaled | Iss. Nov 29, 2022 | $60,000 | Permit to complete work on expired permit COM-2118571 (Expired 7/24/22) EPC - HSG #21-028453Fire Damage Repair |
| COM-2118571 |