Fruitridge Rd
Sacramento 95820 · North City Farms · City of Sacramento · Coordinates: 38.52535, -121.47626
Executive Verdict · Public-Records Synthesis
Zoned C-2-EA-4 in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $441,000 ($388,000–$494,000).
Upsides & Opportunities
- ✓ 6 documented municipal building permits on file
On-parcel permit history is indexed through Sep 27, 2022, 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
Commercial tenant improvement (COM-2013715): Issued after 7 mo (3.4× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 2792 35th Ave (0.33 mi S, issued). 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 (~$5,477/yr at $441,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$456/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:
- 29,969 sq ft (0.69 ac)
- Assessor use:
- Office · Office (General) · Two Story
- Tax rate area:
- 03365
- Addresses on lot:
- 2831 FRUITRIDGE RD; 2841 FRUITRIDGE RD
Zoning & Land Use
C-2-EA-4 — General Commercial Zone (C)
2040 General Plan: Residential Mixed Use (FAR up to 4)
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 06067C0190H, 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: $388,000 – $494,000 · Status: Off market
HUD Small Area FMR (ZIP 95820) · FY 2026
Studio $1,530 · 1BR $1,610 · 2BR $1,980 · 3BR $2,640 · 4BR $3,040
Developments Deserving Closer Investigation & Active Area Builders
- Commercial tenant improvement (COM-2013715) (Finaled)On this parcel
Issued after 7 mo (3.4× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
- Accessory dwelling unit at 2792 35th Ave (Issued)0.33 mi S
Active in "Issued" for 2.1 yr (first record Oct 11, 2024) with no new permit activity recorded in 15 mo. current_status changed to "Finaled" in snapshot Nov 1, 2026.
- New home at 5892 28th St (In review)0.41 mi S
In "In review" for 4 mo (since Jul 16, 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 "257435.4" in snapshot Nov 1, 2026.
- 2961 29th Ave SFR (Entitled)0.11 mi NE
In "Entitled" for 4.3 yr (since Aug 12, 2022), 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: Dynamic Trades (2 on parcel, 2 in ½ mi · Commercial tenant improvement); Rh Mac Aulay And Sons (1 on parcel, 1 in ½ mi · Roof replacement); Roof Guys (1 on parcel, 1 in ½ mi · Roof replacement); Sign Of Light (1 on parcel, 1 in ½ mi · Sign); Z Century Construction (6 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| SIG-2220087 | Sign | Expired Permit | Iss. Sep 27, 2022 | $4,000 | Install front wall sign "Connected" front faced Led internally illuminated channel letters 17.71 SQ FT. |
| COM-2212760 | Plan revision / deferred submittal | Complete | App. Jun 16, 2022 | — | EPC - REVISION TO COM-2013715: As-built conditions: M0-Scope of Work has changed to reuse of existing equipment, ductin… |
| COM-2202614 | Plan revision / deferred submittal | Complete | App. Feb 4, 2022 | — | EPC - REVISION TO COM-2013715: Revised plans to show existing walls. |
| COM-2013715 | Commercial tenant improvement | Finaled | Iss. Mar 9, 2021 | $45,000 | EPC - UNABLE TO DETERMINE PREVIOUS OCCUPANCY TO CONVERT TO A 7,397 sq ft cannabis distribution facility.remodel work t… |
| COM-1612520 |