Sacramento 95820 · North City Farms · APN 022-0082-029-0000 · City of Sacramento
Zoned C-2 in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $416,000 ($366,000–$466,000).
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Aug 9, 2022).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
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)
Commercial tenant improvement (COM-2101036): Issued after 12 mo (5.7× 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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$416,000
Benchmark range: $366,000 – $466,000
Closest lead: Accessory dwelling unit at 3320 20th Ave (0.32 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)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$433/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
Since November 2024 within ½ mile: 18 homes completed, 21 permitted, 4 proposed or in review; 3 demolitions.
40 projects with a record in this window, grouped by us from permits and State housing reports. Units are as proposed on each project's latest record and counted at its current stage.
392 permits within ½ mile since November 2024
The map shows new construction, ADUs, demolitions, additions, and renovations. Routine systems work (roofs, HVAC, water heaters) is counted but not mapped. Unit counts are as stated on permits.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: permits located by parcel, ½ mile radius · Source updated Nov 1, 2026 · Retrieved Nov 3, 2026
Public-records benchmark estimate combining Zillow Home Value Index (Data provided by Zillow), Census ACS 5-year estimates, parcel land-use/lot characteristics, and issued building permits. Not an official appraisal.
Permit counts, by the date issued (or applied, if not yet issued). Lot splits are planning cases, which we don't have.
We read public zoning and hazard maps against state law (ADUs: Gov. Code 66314; SB 9: Gov. Code 65852.21 and 66411.7). Local rules, title, tenancy history and site conditions can change the answer. Check with City of Sacramento's planning department before relying on it.
Sources: City of Sacramento CDD, Zoning (retrieved Nov 11, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Nov 9, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Nov 9, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Nov 9, 2026) · Zoning classes: our classification of C-2 as commercial, checked against the zone description on Oct 24, 2026
Chronological history of building permit applications and issuances, snapshot-dated status changes, State housing entitlements, surrounding development within ½ mile, and area home-value trends.
In "Entitled" for 4.3 yr (since Aug 12, 2022), with no new permit record in 4.3 yr. · 1 unit
In "Entitled" for 4 yr (since Nov 7, 2022), with no new permit record in 3.9 yr. · 1 unit · $328,712 declared valuation
In "Entitled" for 4 yr (since Nov 7, 2022), with no new permit record in 3.9 yr. · 1 unit · $328,712 declared valuation
Permit issued and active for 4.1 yr (first record Oct 24, 2022), with no completion or new permit record in 2.7 yr. · 1 unit · $30,000 declared valuation
Permit issued and active for 2 yr (first record Nov 4, 2024), with no completion or new permit record in 20 mo. · 1 unit · $134,877 declared valuation
Permit issued and active for 2.2 yr (first record Sep 13, 2024), with no completion or new permit record in 14 mo. · 1 unit · $474,444 declared valuation
Nearby demolition (3401 21st Ave): Status changed from Issued to Finaled
Record RES-2619524 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (3329 25th Ave): First appeared in published agency feed
Record RES-2623709 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (5180 28th St): First appeared in published agency feed
Record RES-2622351 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (4220 36th St): Status changed from Issued to Finaled
Record RES-2614904 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby repair tied to a housing/code case (5002 Martin Luther King Jr Blvd): Status changed from Issued to Finaled
Record COM-2606473 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (5303 Franklin Blvd): First appeared in published agency feed
Record COM-2621894 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (3800 22nd Ave): First appeared in published agency feed
Record RES-2621658 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (4520 Franklin Blvd): Status changed from Issued to Finaled
Record COM-2525200 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (2800 18th Ave): First appeared in published agency feed
Record RES-2621864 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (5511 34th St): First appeared in published agency feed
Record COM-2622805 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2621452 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (5451 28th St): First appeared in published agency feed
Record RES-2621684 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby ev charger (5303 Franklin Blvd): First appeared in published agency feed
Record COM-2623831 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (2801 24th Ave): First appeared in published agency feed
Record RES-2623560 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (5511 34th St): First appeared in published agency feed
Record COM-2622690 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Cross-referenced intelligence from our historical development graph—connecting parcels, permits, entity-resolved builders, empirical review-time distributions, and neighborhood renovation trends.
Explore full City of Sacramento development graph →Issued after 12 mo (5.7× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
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.
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).
In "Entitled" for 4.3 yr (since Aug 12, 2022), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
In "Entitled" for 4 yr (since Nov 7, 2022), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
In "Entitled" for 4 yr (since Nov 7, 2022), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 1,233 parcels
−15.4% YoY
City baseline: 30.4 / 1k
24 in trailing 24m
Includes 11 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Thennis And Thennis | Remodel / interior alteration | 1 on parcel2 in ½ mi | $40,055 | 0 vs 0 prior |
| Bardo Ramirez Roofing | Roof replacement | 1 on parcel1 in ½ mi | $38,900 | 0 vs 0 prior |
| Jagir Investments Recent nearby: 2849 32nd Ave (Jan 9, 2024) | Accessory dwelling unit (new or conversion) | 7 in ½ mi | $669,246 |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family home | 3,657 | 28d | 45d | 85d | 184d | 41d(vs 51d prior) |
| New duplex / half-plex | 115 | 82d | 184d | 416d | 575d | 144d(vs 361d prior) |
| New multifamily / condos / mixed-use | 199 | 125d | 210d | 365d | 627d | 199d(vs 289d prior) |
| Accessory dwelling unit (new or conversion) |
HUD Small Area Fair Market Rent · ZIP 95820
HUD FY 2026 · 40th-percentile gross rentCensus ACS 5-year median gross rent (all bedroom counts combined):
Area home-value benchmarks (not an appraisal)
ZIP & neighborhood mediansUnder California Proposition 13, the seller's historical assessed value does not carry over to a buyer. On sale, the parcel is reassessed at the purchase price: 1.00% base rate ($4,150/yr) + local voter-approved bond debt ($581/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
Model adding a backyard ADU or garage conversion under California's Prop 13 blended new-construction assessment (existing house & land tax base stays intact; only ADU build cost is assessed) and SB 13 impact-fee rules.
−$13,999/yr
Cash needed: $91,300
NOI: $11,183/yr
P&I: $2,098/mo
For $0/mo net cash flow
At $1,975/mo gross rent
| Scenario | Assumptions | Year 1 Rent | Year 1 Cash Flow | Cash-on-Cash | Break-Even Rent | Year 5 Cash Flow |
|---|---|---|---|---|---|---|
| Conservative | −8% starting rent, +3% vacancy, +3% combined maintenance/CapEx, 1.5%/yr rent growth | $1,817/mo | −$1,394/mo | -18.3% | $3,762/mo | −$1,363/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,975/mo | −$1,167/mo | -15.3% | $3,482/mo | −$1,024/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,094/mo | −$1,036/mo | -13.6% | $3,401/mo | −$766/mo |
Rental regulatory context (informational only — not legal advice):
California AB 1482 (Tenant Protection Act, Civ. Code § 1947.12) caps annual rent increases at 5% + local CPI (max 10%) on covered properties. In City of Sacramento: Sacramento Tenant Protection Program (City Code Ch. 5.156) — 5% + CPI (8.6% cap effective July 1, 2026) for covered pre-1995 multifamily units. Official program rules ↗
GARNICA - REMODEL
EPC - Interior remodel of 3,536 sq ft office with two unisex restrooms. Retain electrical panel location, new electrical systems throughout, HVAC distribution of supply and return air ducting, plumbing for restrooms, janitor closet, and breakroom sink. Work to also include metal stud framing, insulation, drywall, & suspended ceiling system.
COMMERCIAL REMODEL
EPC - Installation of new ROOF TOP packaged units- (TWO - 5 TON UNITS) and all associated ductwork, grilles, and dampers. Installation of new exhaust system and all associated ductwork, grilles, and dampers. Replace (2) 200 Amp sub panel; Install new A/C disconnect, new wiring, lighting, switches, receptacles; INSTALL ROOF TOP PHOTCELL FIXTURES; (CYCLE 3 - Applicant added FOUR NEW ARCHITECTURAL SHEETS with New Demolition Work)
Interior Demolition
EPC - Demolition of fire damaged walls, utilities, equipment.
E-Permit: Tear Off - Yes, Resheet - Yes, 2 layer(s), 50 squares of PVC Single Ply. CRRC: 0662-0032
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel (APN) · Source updated Nov 1, 2026 · Retrieved Nov 3, 2026 · Applied and issued dates come from the city's Applied and Issued permit datasets. The city publishes current status without a date, so status changes are dated by the window between our snapshots.
No housing activity reported to the State for this parcel (2018–2025 reports).
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Nov 9, 2026 · From City of Sacramento's Housing Element Annual Progress Reports. A project can appear in several report years as it moves from entitlement to permit to completion.
Source: City of Sacramento CDD, Zoning · Geography: zoning district polygon at parcel point · Source updated Nov 11, 2026 · Retrieved Nov 11, 2026
0.21 acres
Assessor's classification for assessment purposes. This is not zoning.
5001 FRANKLIN BLVD
Source: Sacramento County GIS, Parcels · Geography: parcel · Source updated Nov 15, 2026 · Retrieved Nov 15, 2026
Assessed values and limited building characteristics (Sacramento County Assessor)
Current roll value. This is assessed value, not market value.
Search by parcel number 022-0082-029-0000. Shows direct levies and special assessments.
Search the city's permit system by address or record number
The official flood hazard map for this location. Our reading of it is under What could be built here.
This site does not show owner names.
| 2 vs 21 prior−90% |
| Ruan Construction Recent nearby: 2580 26th Ave (Dec 15, 2022) | Accessory dwelling unit (new or conversion) | 4 in ½ mi | $1,124,307 | 5 vs 5 prior |
| Gw Demolition Recent nearby: 3568 26th Ave (Jul 25, 2022) | Demolition | 4 in ½ mi | $65,000 | 10 vs 17 prior−41% |
| Rpm Development And Engineering Recent nearby: 4590 Martin Luther King Jr Blvd (Jul 20, 2026) | Accessory dwelling unit (new or conversion) | 3 in ½ mi | $824,116 | 17 vs 4 prior |
| Naresh Chandra Recent nearby: 3803 23rd Ave (Jun 26, 2019) | New single-family home | 3 in ½ mi | $604,472 | 0 vs 0 prior |
| Glad Construction Recent nearby: 3109 29th Ave 2 (May 28, 2025) | Accessory dwelling unit (new or conversion) | 3 in ½ mi | $376,487 | 18 vs 2 prior |
| Envision Contracting Recent nearby: 3331 Fruitridge Rd (Jul 10, 2026) | Commercial tenant improvement | 3 in ½ mi | $131,400 | 2 vs 1 prior |
| Pc Construction Recent nearby: 4610 Franklin Blvd (Apr 2, 2020) | Commercial tenant improvement | 3 in ½ mi | $120,000 | 0 vs 3 prior |
| 1,693 |
| 57d |
| 97d |
| 172d |
| 284d |
| 97d(vs 103d prior) |
| Addition (adds square footage) | 1,948 | 6d | 42d | 83d | 162d | 49d(vs 43d prior) |
| Remodel / interior alterationOn this parcel | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvementOn this parcel | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| Roof replacementOn this parcel | 19,072 | 0d | 0d | 0d | 2d | 0d |
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Computed from issued permits with recorded application and issuance dates over the trailing 60 months. Categories with fewer than 20 permits are excluded.