3331 Fruitridge Rd
Sacramento 95820 · North City Farms · City of Sacramento · Coordinates: 38.52599, -121.46921
Executive Verdict · Public-Records Synthesis
Zoned C-2-R in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $479,000 ($422,000–$536,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$38,658 contributory est.)
Public building records show issued construction/renovation work on this parcel (9 total permits, latest Jul 10, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: minimal flood hazard)
all of the lot of the parcel intersects Zone X: minimal flood hazard. 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-2607301): Pending in review for 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)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: New home at 3071 29th Ave (0.28 mi W, 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 (~$5,911/yr at $479,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$493/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:
- 85,813 sq ft (1.97 ac)
- Assessor use:
- Retail / Commercial · Vehicle Oriented · Auto Repair
- Tax rate area:
- 03365
- Addresses on lot:
- 3331 FRUITRIDGE RD
Zoning & Land Use
C-2-R — 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: minimal flood hazard (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: $422,000 – $536,000 · 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-2607301) (Plan Check Wait)On this parcel
Pending in review for 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).
- Remodel / interior alteration (COM-2404297) (Finaled)On this parcel
Issued after 7 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
- New home at 3071 29th Ave (In review)0.28 mi W
In "In review" for 11 mo (since Dec 19, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- 3806 25th Avenue ADUs (Entitled)0.31 mi NE
In "Entitled" for 5 yr (since Nov 29, 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: Envision Contracting (4 on parcel, 4 in ½ mi · Commercial tenant improvement); Pacific Lift And Equipment (2 on parcel, 2 in ½ mi · Commercial tenant improvement); Good Life Construction (1 on parcel, 2 in ½ mi · Commercial tenant improvement); Jagir Investments (7 in ½ mi · Accessory dwelling unit (new or conversion)); Glad Construction (3 in ½ mi · Accessory dwelling unit (new or conversion)).
Permit & Project History on This Parcel (9 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2613450 | Commercial tenant improvement | Issued | Iss. Jul 10, 2026 | $45,000 | EPC -INSTALL AUTO SERVICE LIFTS AND CONCRETE SUPPORT PADS INTO THE EXISTING SERVICE DEPARTMENT. WORK IS LIMITED TO INTE… |
| COM-2604380 | Commercial tenant improvement | Finaled | Iss. May 1, 2026 | $12,000 | EPC - EXPEDITED - ROLL-UP DOOR OPENINGS RESIZING |
| COM-2607301 | Commercial tenant improvement | Plan Check Wait | App. Apr 14, 2026 | $10,000 | EPC - Install DPF cleaning systems and run new circuits from panel to lifts. |
| COM-2517397 | Commercial tenant improvement | Withdrawn | Iss. Nov 4, 2025 | $45,000 | EPC -INSTALL AUTO SERVICE LIFTS AND CONCRETE SUPPORT PADS INTO THE EXISTING SERVICE DEPARTMENT. WORK IS LIMITED TO INTE… |
| COM-2518253 |