5385 Franklin Blvd
Sacramento 95820 · North City Farms · City of Sacramento · Coordinates: 38.52630, -121.47154
Executive Verdict · Public-Records Synthesis
Zoned C-2 in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $448,000 ($394,000–$502,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$7,942 contributory est.)
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)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: minimal flood hazard)
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)
- ! Delayed or open permit activity on this parcel
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)
- ! 2 slow or stalled nearby projects within ½ mile
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)
- ! Year 1 Prop 13 tax reset (~$5,557/yr at $448,000)
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
Parcel & Assessor
- Lot size:
- 84,942 sq ft (1.95 ac)
- Assessor use:
- Retail / Commercial · Small Retail · Multi-Tenant
- Tax rate area:
- 03365
- Addresses on lot:
- 5383 FRANKLIN BLVD; 5383 FRANKLIN BLVD STE A STE A; 5383 FRANKLIN BLVD STE B STE B
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 (about 76% of the lot); Zone X: reduced flood risk due to levee (about 24% 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: $394,000 – $502,000 · 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
- Roof replacement (COM-2002844) (Finaled)On this parcel
Issued after 7 mo — slower than 90% of roof replacement permits in City of Sacramento (median 0d, 90th pct 2d, n=19,072).
- Plan revision / deferred submittal (SUB-2001079) (Abandoned)On this parcel
Pending in review for 6.8 yr (60.7× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
- New home at 3071 29th Ave (In review)0.15 mi NW
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).
- 2961 29th Ave SFR (Entitled)0.2 mi W
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).
Entity-resolved builders & contractors in ½ mile: Total Health Environment (3 on parcel, 3 in ½ mi · Commercial tenant improvement); Syntrol Plumbing Heating And Air (2 on parcel, 2 in ½ mi · Roof replacement); D 7 Roofing Services (1 on parcel, 1 in ½ mi · Roof replacement); Another Construction (1 on parcel, 1 in ½ mi · Roof replacement); Coast Sign (1 on parcel, 1 in ½ mi · Sign).
Permit & Project History on This Parcel (12 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| SIG-2501109 | Sign | Expired Permit | Iss. Mar 5, 2025 | $7,200 | install two (2) illuminated wall signs, install two (2) monument tenant panels |
| COM-2400751 | Roof replacement | Finaled | Iss. Jan 10, 2024 | $45,440 | E-Permit: Tear Off - No, Resheet - No, 1 layer(s), 81 squares of TPO Single Ply. CRRC: 0608-0008 |
| COM-2304382 | Plumbing / water heater / sewer | Expired Permit | Iss. Mar 6, 2023 | $1,200 | Gas piping pressure test inspection only. PG&E requirement for restoration of gas service. Suite A only |
| COM-2103174 | Plan revision / deferred submittal | Complete | App. Feb 16, 2021 | — | EPC - REVISION TO COM-2001376: (PER INSPECTOR CORRECTION NOTICE - COM-2001376)REVISE FLOOR PLAN TO SHOW NEW EXTERIOR DOO… |
| COM-2002844 |