4110 Norwood Ave
Sacramento 95838 · Robla · City of Sacramento · Coordinates: 38.64293, -121.45629
Executive Verdict · Public-Records Synthesis
Zoned C-2 in City of Sacramento and mapped FEMA AE flood due diligence; benchmark value $452,000 ($398,000–$506,000).
Upsides & Opportunities
- ✓ 7 documented municipal building permits on file
On-parcel permit history is indexed through Mar 3, 2023, 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
- ! FEMA Special Flood Hazard Area (AE, about 1% of the lot of lot)
Zone AE: regulatory floodway (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! Delayed or open permit activity on this parcel
Commercial tenant improvement (COM-2125750): Issued after 4 mo (2.0× the 63d median) — above the 75th percentile for commercial tenant improvement permits in City of Sacramento (median 63d, 75th pct 119d, n=2,366).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 518 Franesi Way (0.25 mi NE, 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 (~$5,603/yr at $452,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$467/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:
- 32,569 sq ft (0.75 ac)
- Assessor use:
- Retail / Commercial · Small Retail · Multi-Tenant
- Tax rate area:
- 03253
- Addresses on lot:
- 4110 NORWOOD AVE; 4110 NORWOOD AVE STE 100 STE 100; 4110 NORWOOD AVE STE 200 STE 200
Zoning & Land Use
C-2 — General Commercial Zone (C)
2040 General Plan: Commercial Mixed Use (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 AE: regulatory floodway (Special Flood Hazard Area) (about 1% of the lot); Zone AE: 1% annual chance flood (Special Flood Hazard Area) (about 99% 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: $398,000 – $506,000 · 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
- Accessory dwelling unit at 518 Franesi Way (Entitled)0.25 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).
- Commercial tenant improvement (COM-2125750) (Finaled)On this parcel
Issued after 4 mo (2.0× the 63d median) — above the 75th percentile for commercial tenant improvement permits in City of Sacramento (median 63d, 75th pct 119d, n=2,366).
- Sign (SIG-1805290) (Expired Permit)On this parcel
Issued after 2 mo (3.9× the 19d median) — above the 75th percentile for sign permits in City of Sacramento (median 19d, 75th pct 42d, n=1,075).
- 3801 Vern St ADU and Demo (Entitled)0.41 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).
Entity-resolved builders & contractors in ½ mile: Cirks Construction (2 on parcel, 3 in ½ mi · Commercial tenant improvement); Alpha Architectural Signs And Lighting (1 on parcel, 1 in ½ mi · Sign); Bennathon (1 on parcel, 1 in ½ mi · Windows / doors / siding); Capital City Signs (1 on parcel, 1 in ½ mi · Sign); Impact Sign Efx (1 on parcel, 1 in ½ mi · Sign).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2303183 | Fire alarm / sprinkler | Finaled | Iss. Mar 3, 2023 | $600 | EPC - THE SCOPE OF THIS PROJECT IS TO INSTALL A NEW GSM CELLULAR COMMUNICATOR TO AN EXISTING SPRINKLER MONITORING SYSTE… |
| COM-2125750 | Commercial tenant improvement | Finaled | Iss. Apr 12, 2022 | $154,900 | EPC - Interior remodel of existing Starbucks store - Interior demo, new bar casework, flooring finishes and furniture. |
| SIG-2011787 | Sign | Expired Permit | Iss. Jul 21, 2020 | $2,572 | Installation of one (1) set of LED illuminated pan channel letters on wall. |
| SIG-1805290 | Sign | Expired Permit | Iss. Jun 4, 2018 | $2,050 | Install one attached illuminated wall sign "Loans Debit Cards Checks Cashed" |
| COM-1700459 |