4909 Franklin Blvd
Sacramento 95820 · North City Farms · City of Sacramento · Coordinates: 38.53053, -121.47282
Executive Verdict · Public-Records Synthesis
Zoned C-2 in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $421,000 ($370,000–$472,000).
Upsides & Opportunities
- ✓ 10 documented municipal building permits on file
On-parcel permit history is indexed through Oct 3, 2024, 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
Commercial tenant improvement (COM-2307192): Issued after 12 mo (5.9× 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)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 3320 20th Ave (0.27 mi N, issued). 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 (~$5,249/yr at $421,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$437/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:
- 13,574 sq ft (0.31 ac)
- Assessor use:
- Recreational · Private Club · Health Spa
- Tax rate area:
- 03365
- Addresses on lot:
- 4909 FRANKLIN BLVD; 4961 FRANKLIN BLVD
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: $370,000 – $472,000 · 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
- Accessory dwelling unit at 3320 20th Ave (Issued)0.27 mi N
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.
- Commercial tenant improvement (COM-2307192) (Finaled)On this parcel
Issued after 12 mo (5.9× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
- Plan revision / deferred submittal (SUB-1924675) (Abandoned)On this parcel
Pending in review for 6.9 yr (61.5× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
- HVAC / heat pump (COM-1909264) (Expired Permit)On this parcel
Issued after 5 mo — slower than 90% of hvac / heat pump permits in City of Sacramento (median 0d, 90th pct 2d, n=19,324).
Entity-resolved builders & contractors in ½ mile: Hilliard Building Services (1 on parcel, 1 in ½ mi · Roof replacement); Jagir Investments (7 in ½ mi · Accessory dwelling unit (new or conversion)); Ruan Construction (4 in ½ mi · Accessory dwelling unit (new or conversion)); Gw Demolition (4 in ½ mi · Demolition); Rpm Development And Engineering (3 in ½ mi · Accessory dwelling unit (new or conversion)).
Permit & Project History on This Parcel (10 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2421757 | Roof replacement | Finaled | Iss. Oct 3, 2024 | $19,000 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 30 squares of 30yr Laminated Dimensional Composition. CRRC: 0668-013… |
| COM-2416416 | Plan revision / deferred submittal | Complete | App. Jul 25, 2024 | — | EPC - REVISION TO COM-2307192 Changing existing shower into steam room. |
| COM-2307192 | Commercial tenant improvement | Finaled | Iss. Apr 15, 2024 | $25,000 | EPC - Convert existing showers and portion of an existing room into a steam room. Applicant states Accessibility measure… |
| COM-2023326 | Plan revision / deferred submittal | Complete |