110 Ruth Ct
Sacramento 95819 · River Park · City of Sacramento · Coordinates: 38.57405, -121.43318
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 $781,000 ($687,000–$875,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-3 allows residential use qualifying for ministerial ADU review under state law (6 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Apr 1, 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)
- ✓ Above-average reinvestment in River Park
88 substantial renovation & housing permits over 24 months (58.3 per 1,000 parcels vs. 30.4 citywide baseline) (#14 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (River Park)
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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: 5617 Elvas Avenue Mixed Use (0.29 mi S, 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 (~$9,353/yr at $781,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$779/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:
- 14,100 sq ft (0.32 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03008
- Addresses on lot:
- 110 RUTH CT; 110 RUTH CT APT 1 APT 1; 110 RUTH CT APT 2 APT 2
Zoning & Land Use
R-3 — Multi-Unit Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 2)
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 (all of the lot) · FIRM panel 06067C0183H, 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: $687,000 – $875,000 · Status: Off market
HUD Small Area FMR (ZIP 95819) · FY 2026
Studio $2,050 · 1BR $2,150 · 2BR $2,640 · 3BR $3,510 · 4BR $4,050
Developments Deserving Closer Investigation & Active Area Builders
- 5617 Elvas Avenue Mixed Use (Entitled)0.29 mi S
In "Entitled" for 3.4 yr (since Jun 1, 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 (30 housing units across 0 permits).
- New home at 5208 Sutter Park Way (Issued)0.24 mi SW
Active in "Issued" for 4.5 yr (first record May 3, 2022) with no new permit activity recorded in 19 mo. High-impact scale (1 housing unit, $1,200,000 declared valuation across 2 permits).
- 5257 Sutter Park Way SFR (Entitled)0.23 mi W
In "Entitled" for 4.6 yr (since Apr 21, 2022), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- 5540 Callister Ave. 2 ADU conversion (Entitled)0.3 mi NE
In "Entitled" for 4.9 yr (since Dec 16, 2021), exceeding the 184d median and 575d 90th percentile for new duplex / half-plex permits in City of Sacramento (n=115).
Entity-resolved builders & contractors in ½ mile: Maximum Electric (2 on parcel, 2 in ½ mi · Electrical / panel); Bc General Contractor (1 on parcel, 1 in ½ mi · Roof replacement); Tim Lewis Communities (95 in ½ mi · New single-family home); Wells Pools (22 in ½ mi · Pool / spa); Kitchen Mart (19 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2606352 | Plan revision / deferred submittal | Complete | App. Apr 1, 2026 | — | EPC - REVISION TO COM-2603349: Design change due to space constraints. Modifying raceway counts due to space constrains… |
| COM-2603349 | Electrical / panel | Issued | Iss. Mar 20, 2026 | — | EPC - Move 100 amp electrical service and upgrade service to 200 amp. Carbon monoxide & Smoke alarms required. Reference… |
| RES-2601510 | Electrical / panel | Issued | Iss. Jan 26, 2026 | $12,375 | E-Permit: existing panel 100 Amps - Overhead service, new main panel 200 Amps, New Install weather head/masthead work, a… |
| COM-1809554 | Roof replacement | Finaled | Iss. May 21, 2018 | $24,000 | E-Permit: Tear Off - Yes, Resheet - Yes, 1 layer(s), 48 squares of 30yr Laminated Dimensional Composition. CRRC: 0676-01… |