3265 Norwood Ave
Sacramento 95838 · Strawberry Manor · City of Sacramento · Coordinates: 38.62673, -121.45748
Executive Verdict · Public-Records Synthesis
Zoned R-2B in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $405,000 ($356,000–$454,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-2B allows residential use qualifying for ministerial ADU review under state law (14 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 5 documented municipal building permits on file
On-parcel permit history is indexed through Jul 16, 2026, 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
- ! 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)
- ! Delayed or open permit activity on this parcel
HVAC / heat pump (COM-2406800): Issued after 2 mo — slower than 90% of hvac / heat pump permits in City of Sacramento (median 0d, 90th pct 2d, n=19,324).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Silver Eagle - 18 Subdivision (0.48 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 (~$5,067/yr at $405,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$422/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:
- 45,738 sq ft (1.05 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03184
- Addresses on lot:
- 3257 NORWOOD AVE; 3257 NORWOOD AVE # 1 # 1; 3257 NORWOOD AVE # 2 # 2
Zoning & Land Use
R-2B — Multi-Unit Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 1)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R-2B (multifamily residential): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned R-2B (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-2B (multifamily residential), 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: $356,000 – $454,000 · 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
- Silver Eagle - 18 Subdivision (Entitled)0.48 mi NW
In "Entitled" for 2.9 yr (since Dec 14, 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 (31 housing units across 0 permits).
- Avana Park, Residential Subdivision (Entitled)0.36 mi S
In "Entitled" for 5 yr (since Nov 19, 2021), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (8 housing units across 0 permits).
- HVAC / heat pump (COM-2406800) (Finaled)On this parcel
Issued after 2 mo — slower than 90% of hvac / heat pump permits in City of Sacramento (median 0d, 90th pct 2d, n=19,324).
- Accessory dwelling unit at 3333 Taylor St (In review)0.25 mi E
In "In review" for 5 mo (since Jun 29, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657). valuation changed to "221828.1" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Good Life Construction (1 on parcel, 2 in ½ mi · Remodel / interior alteration); United Valley (2 on parcel, 2 in ½ mi · Plumbing / water heater / sewer); Carson Services (1 on parcel, 1 in ½ mi · HVAC / heat pump); Johnson Controls Fire Protection (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler); Cuttle Construction (90 in ½ mi · New single-family home).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2611829 | Fire alarm / sprinkler | Issued | Iss. Jul 16, 2026 | $6,000 | EPC - POTS line to cell. |
| COM-2521702 | Windows / doors / siding | Finaled | Iss. Nov 24, 2025 | $6,000 | EPC - 2 SHARE PLANS - REMOVE & REPLACE 3/4" CDX DECK SUB-FLOOR - REMOVE & REPAIR UP TO 12" OF STUCCO EXTERIOR AT PERIM… |
| COM-2406800 | HVAC / heat pump | Finaled | Iss. Jun 13, 2024 | $59,976 | EPC - Replace 6 HVAC split system with "Like for Like " units only. All existing and New units are on ground, surrounded… |
| COM-1902546 | Plumbing / water heater / sewer | Finaled | Iss. Feb 12, 2019 | $1,440 | Change-out installation of Gas - 050 gallon to Gas - 050 gallon, located inside building, screening not required. |
| COM-1823301 |