3651 Norwood Ave
Sacramento 95838 · Johnson Heights · City of Sacramento · Coordinates: 38.63408, -121.45768
Executive Verdict · Public-Records Synthesis
Zoned R-3 in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $538,000 ($473,000–$603,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-3 allows residential use qualifying for ministerial ADU review under state law (1 ADU permit permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$190,843 contributory est.)
Public building records show issued construction/renovation work on this parcel (31 total permits, latest Mar 16, 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)
about 83% 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
Plan revision / deferred submittal (SUB-1902403): Pending in review for 7.8 yr (69.1× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
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 441 Kesner Ave (500 ft E, 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 (~$6,583/yr at $538,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$549/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:
- 177,725 sq ft (4.08 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03184
- Addresses on lot:
- 3651 NORWOOD AVE; 3651 NORWOOD AVE # 10 # 10; 3651 NORWOOD AVE # 1 # 1
Zoning & Land Use
R-3 — 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-3 (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-3 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-3 (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 (about 83% of the lot); Zone X: minimal flood hazard (about 17% 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: $473,000 – $603,000 · 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
- New home at 441 Kesner Ave (In review)500 ft E
In "In review" for 6 mo (since May 4, 2026), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). current_status changed to "Finaled" in snapshot Nov 1, 2026.
- Silver Eagle - 18 Subdivision (Entitled)0.48 mi SW
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).
- Plan revision / deferred submittal (SUB-1902403) (Abandoned)On this parcel
Pending in review for 7.8 yr (69.1× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
- Plan revision / deferred submittal (SUB-1812246) (Abandoned)On this parcel
Pending in review for 8.4 yr (74.7× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Entity-resolved builders & contractors in ½ mile: Bullard (23 on parcel, 23 in ½ mi · Addition (adds square footage)); Phe (1 on parcel, 3 in ½ mi · Remodel / interior alteration); Rk Construction (2 on parcel, 2 in ½ mi · Plumbing / water heater / sewer); Brothers Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Del Paso Homes (73 in ½ mi · New single-family home).
Permit & Project History on This Parcel (31 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2105480 | Plumbing / water heater / sewer | Expired Permit | Iss. Mar 16, 2021 | $1,534 | Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required. |
| COM-1923283 | EV charger | Finaled | Iss. Dec 12, 2019 | $13,480 | EPC - Review 5-5-5. New EV charger mounted on a single pedestal. Re-feed (E) panel "Office" with (N) 100A conductors, in… |
| COM-1903644 | Plan revision / deferred submittal | Complete | App. Mar 1, 2019 | — | EPC Submittal - Revision to relocate trash enclosure and accessible parking approved under COM-1804503 |
| SUB-1902403 | Plan revision / deferred submittal | Abandoned | App. Feb 8, 2019 | — | EPC Submittal - Deferred/Revision to Issued Permit COM-1804503 - Moved trash enclosure approximately 30' to the south to… |