4195 Norwood Ave
Sacramento 95838 · Glenwood Meadows · City of Sacramento · Coordinates: 38.64375, -121.45777
Executive Verdict · Public-Records Synthesis
Zoned C-2-R in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $453,000 ($399,000–$507,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$2,640 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest May 27, 2021).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: reduced flood risk due to levee)
all of the lot of the parcel intersects Zone X: reduced flood risk due to levee. Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Pela Place Development (0.41 mi NW, entitled). 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 (~$5,614/yr at $453,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$468/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:
- 58,806 sq ft (1.35 ac)
- Assessor use:
- Retail / Commercial · Small Retail · Single Tenant
- Tax rate area:
- 03252
- Addresses on lot:
- 4195 NORWOOD AVE
Zoning & Land Use
C-2-R — General Commercial Zone (C)
2040 General Plan: Neighborhood (FAR up to 1)
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: reduced flood risk due to levee (all of the lot) · FIRM panel 06067C0064J, effective June 16, 2015
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $399,000 – $507,000 · Status: Off market
HUD Small Area FMR (ZIP 95838) · FY 2026
Studio $1,610 · 1BR $1,690 · 2BR $2,080 · 3BR $2,770 · 4BR $3,190
Developments Deserving Closer Investigation & Active Area Builders
- Pela Place Development (Entitled)0.41 mi NW
In "Entitled" for 3.1 yr (since Oct 12, 2023), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (7 housing units across 0 permits).
- Accessory dwelling unit at 518 Franesi Way (Entitled)0.26 mi NE
In "Entitled" for 2.5 yr (since May 20, 2024), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- 3801 Vern St ADU and Demo (Entitled)0.49 mi S
In "Entitled" for 5.2 yr (since Aug 17, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- New home at 4524 Austin St (Issued)0.46 mi N
Active in "Issued" for 2.4 yr (first record Jun 26, 2024) with no new permit activity recorded in 14 mo.
Entity-resolved builders & contractors in ½ mile: New Coast Construction Management (2 on parcel, 2 in ½ mi · Commercial tenant improvement); Jemby Electric (1 on parcel, 1 in ½ mi · Electrical / panel); San Pedro Sign (1 on parcel, 1 in ½ mi · Sign); Riverland Homes (31 in ½ mi · New single-family home); Forest Services (5 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2105352 | Commercial tenant improvement | Finaled | Iss. May 27, 2021 | $150,000 | EPC - Remodel for new shoes store of existing retail store. New exterior paint and cornice molding at parapet wall. New … |
| SIG-2106815 | Sign | Finaled | Iss. May 4, 2021 | $10,000 | Install two (2) internally-illuminated wall signs, two (2) sets of non-illuminated wall signs, and two (2) internally-il… |
| COM-2106414 | Remodel / interior alteration | Finaled | Iss. Apr 14, 2021 | $6,000 | EPC - Interior demolition of existing non bearing partitions, t-bar ceiling, a/c ducting and plumbing fixtures, fire spr… |
| COM-2017914 | Electrical / panel | Finaled | Iss. Oct 23, 2020 | $67,000 | EPC - Replacing stolen feeder wires, and circuit breakers |