Sacramento 95820 · North City Farms · APN 022-0221-035-0000 · City of Sacramento
Zoned C-2 in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $448,000 ($394,000–$502,000).
Public building records show issued construction/renovation work on this parcel (12 total permits, latest Mar 5, 2025).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
about 76% 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)
Roof replacement (COM-2002844): Issued after 7 mo — slower than 90% of roof replacement permits in City of Sacramento (median 0d, 90th pct 2d, n=19,072).
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.
$448,000
Benchmark range: $394,000 – $502,000
Closest lead: New home at 3071 29th Ave (0.15 mi NW, 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)
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
Since November 2024 within ½ mile: 15 homes completed, 14 permitted, 5 proposed or in review; 3 demolitions.
33 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.
308 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 5.1 yr (since Oct 15, 2021), with no new permit record in 5.1 yr. · 1 unit
In "Entitled" for 5.1 yr (since Oct 21, 2021), with no new permit record in 5.1 yr. · 1 unit
In "Entitled" for 5 yr (since Nov 29, 2021), with no new permit record in 5 yr. · 2 units
In "Entitled" for 4.9 yr (since Dec 20, 2021), with no new permit record in 4.9 yr. · 1 unit
In "Entitled" for 4.6 yr (since Apr 7, 2022), with no new permit record in 4.6 yr. · 1 unit
In "Entitled" for 4.3 yr (since Aug 12, 2022), with no new permit record in 4.3 yr. · 1 unit
Nearby permit (51257c953ab9f49bbe59247c01b07f1af9a0626f): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (5790 Franklin Blvd): First appeared in published agency feed
Record RES-2622659 · 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 plan revision / deferred submittal (3094 34th Ave): First appeared in published agency feed
Record RES-2621877 · 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 plumbing / water heater / sewer (2991 36th Ave): Status changed from Issued to Finaled
Record RES-2620988 · 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
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
Nearby roof replacement (2920 35th Ave): Status changed from Issued to Finaled
Record RES-2523173 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (2754 34th Ave): Status changed from Issued to Finaled
Record RES-2617538 · 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 7 mo — slower than 90% of roof replacement permits in City of Sacramento (median 0d, 90th pct 2d, n=19,072).
Pending in review for 6.8 yr (60.6× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
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).
Issued after 2 mo (2.5× the 19d median) — above the 75th percentile for sign permits in City of Sacramento (median 19d, 75th pct 42d, n=1,075).
Issued after 5 mo (2.3× the 63d median) — above the 75th percentile for commercial tenant improvement permits in City of Sacramento (median 63d, 75th pct 119d, n=2,366).
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 |
|---|---|---|---|---|
| Total Health Environment | Commercial tenant improvement | 3 on parcel3 in ½ mi | $649,000 | 0 vs 0 prior |
| Syntrol Plumbing Heating And Air | Roof replacement | 2 on parcel2 in ½ mi | $9,854 | 0 vs 0 prior |
| D 7 Roofing Services | Roof replacement | 1 on parcel1 in ½ mi | $45,440 |
| 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 ($4,500/yr) + local voter-approved bond debt ($630/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.
−$16,522/yr
Cash needed: $99,000
NOI: $10,784/yr
P&I: $2,275/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 | −$1,604/mo | -19.4% | $4,056/mo | −$1,576/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,975/mo | −$1,377/mo | -16.7% | $3,754/mo | −$1,237/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 | −$1,246/mo | -15.1% | $3,667/mo | −$979/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 ↗
5383 Franklin Blvd.
install two (2) illuminated wall signs, install two (2) monument tenant panels
E-Permit: Tear Off - No, Resheet - No, 1 layer(s), 81 squares of TPO Single Ply. CRRC: 0608-0008
Gas pipe pressure test only
Gas piping pressure test inspection only. PG&E requirement for restoration of gas service. Suite A only
REVISION TO COM-2001376
EPC - REVISION TO COM-2001376: (PER INSPECTOR CORRECTION NOTICE - COM-2001376)REVISE FLOOR PLAN TO SHOW NEW EXTERIOR DOOR AT PHARMACY 103, RECONFIGURE JANITORS CLOSET IN NEW RESTROOM 119, AND NEW EXIT PATH DURING PHASE 2 OF PROJECT (DELTA # 5)
HSG 19-013717 Car Damage Repair Suite M
EPC - HSG 19-013717 Car Damage Repair Suite M Remove CMU wall and repair 8x8sf area inside building wall, stucco 600 sf after sheathing build parapet on top of existing room and attach roofing.
REVISION TO COM-2001376
EPC - REVISION TO COM-2001376 : Revision to plans due to relocated equipment room and staff work area. (PLEASE SEE LIST OF REVISIONS UNDER ATTACHMENT TAB)
ELICA HEALTH CENTER REMODEL
EPC Submittal - Remodel of Commercial Building - Remodel includes partial demolition and remodel of existing medical office, new mechanical HVAC and ducts, new plumbing fixtures, new electrical outlets and lighting is included in this project for the intended use of a professional medical office.*****- SEE REVISION COM-2014139 : Revision to plans due to relocated equipment room and staff work area. (PLEASE SEE LIST OF REVISIONS UNDER ATTACHMENT TAB)**** SEE REVISION COM-2103174: REVISE FLOOR PLAN TO SHOW NEW EXTERIOR DOOR AT PHARMACY 103, RECONFIGURE JANITORS CLOSET IN NEW RESTROOM 119, AND NEW EXIT PATH DURING PHASE 2 OF PROJECT (DELTA # 5)
SUITE K - Interior Demolition
EXPEDITED - Demo & disposal of interior finishes and non-bearing walls for future TI (COM-2001367)
EPC Submittal - Remodel of Commercial Building - Tenant improvement includes partial demolition and remodel of existing medical office. The primary structure. The primary structure will not be affected. Construction is light conventional framing in existing commercial building.New mechanical HVAC and ducts, new plumbing fixtures, , new electrical outlets and lighting is included in this project for the intended use of a professional medical office.
Elicia Health Centers-Franklin Sign Permit
Install (1) Illuminated / attached wall sign
OSHPDIII-Health for all primary care clinic
(OSHPD III)Install new exhaust fan with new damper. Cap off exhaust run from waiting room at reception area. Relocate 5 vent pipes on roof.
Health for all primary care clinic
EXPEDITED - Install new exhaust fan with new damper. Cap off exhaust run from waiting room at reception area. Relocate 5 vent pipes on roof. (not OSHPD III)
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
1.95 acres
Assessor's classification for assessment purposes. This is not zoning.
5383 FRANKLIN BLVD; 5383 FRANKLIN BLVD STE A STE A; 5383 FRANKLIN BLVD STE B STE B
Source: Sacramento County GIS, Parcels · Geography: parcel · Source updated Nov 8, 2026 · Retrieved Nov 8, 2026
Assessed values and limited building characteristics (Sacramento County Assessor)
Current roll value. This is assessed value, not market value.
Search by parcel number 022-0221-035-0000. 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.
| Another Construction | Roof replacement | 1 on parcel1 in ½ mi | $20,000 | 1 vs 2 prior |
| Coast Sign | Sign | 1 on parcel1 in ½ mi | $7,200 | 0 vs 0 prior |
| J And D Greenberg Enterprises | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $1,200 | 3 vs 0 prior |
| Yesco Signs | Sign | 1 on parcel1 in ½ mi | $1,100 | 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 | 2 vs 21 prior−90% |
| Z Century Construction Recent nearby: 3220 35th Ave (Oct 26, 2017) | Remodel / interior alteration | 6 in ½ mi | $33,000 | 0 vs 0 prior |
| 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 |
| 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.