5101 Fruitridge Rd
Sacramento 95820 · Lawrence Park · City of Sacramento · Coordinates: 38.52697, -121.44572
Executive Verdict · Public-Records Synthesis
Zoned C-2-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $449,000 ($395,000–$503,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$15,660 contributory est.)
Public building records show issued construction/renovation work on this parcel (13 total permits, latest Feb 24, 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
Sign (SIG-1604818): Issued after 4 mo (6.6× the 19d median) — slower than 90% of sign permits in City of Sacramento (median 19d, 90th pct 76d, n=1,075).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: 4995 Stockton Blvd Demo and 200 unit multifamily ministerial infill housing (0.2 mi N, 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 (~$5,569/yr at $449,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$464/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:
- 94,090 sq ft (2.16 ac)
- Assessor use:
- Retail / Commercial · Shopping Center · Community
- Tax rate area:
- 03368
- Addresses on lot:
- 5101 FRUITRIDGE RD; 5201 FRUITRIDGE RD; 5204 STOCKTON BLVD
Zoning & Land Use
C-2-SPD — 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: $395,000 – $503,000 · 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
- 4995 Stockton Blvd Demo and 200 unit multifamily ministerial infill housing (Entitled)0.2 mi N
In "Entitled" for 5.6 yr (since Apr 12, 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 (161 housing units across 0 permits).
- 4995 Stockton Blvd Demo and 200 unit multifamily ministerial infill housing (Entitled)0.2 mi N
In "Entitled" for 5.6 yr (since Apr 12, 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 (39 housing units across 0 permits).
- San Juan Apartments (Entitled)0.22 mi S
In "Entitled" for 3.8 yr (since Jan 13, 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 (25 housing units, $5,026,521 declared valuation across 2 permits).
- Young Street 4 Unit Apartments (Entitled)0.27 mi SE
In "Entitled" for 3.2 yr (since Aug 28, 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 (4 housing units across 0 permits).
Entity-resolved builders & contractors in ½ mile: Sacramento Valley Alarm Security System (2 on parcel, 4 in ½ mi · Commercial tenant improvement); Schetter Electric (2 on parcel, 2 in ½ mi · Plan revision / deferred submittal); The Dubs (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Presidential Fire Protection (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler); Industrial Electronics (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler).
Permit & Project History on This Parcel (13 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2603575 | Plan revision / deferred submittal | Complete | App. Feb 24, 2026 | — | EPC - Revision to COM-2509927 for the relocation of strobes. |
| COM-2526094 | Plan revision / deferred submittal | Complete | App. Dec 10, 2025 | — | EPC - Deferred fire sprinkler submittal to COM-2509927. Area of work - 2,538 SF. |
| COM-2509927 | Commercial tenant improvement | Finaled | Iss. Nov 5, 2025 | $1,500,000 | EPC - REVISION TO COM-2509927 Commercial Remodel (2,538 sf) for a plasma donation center. Fire Alarm and Fire Sprinkler … |
| COM-2507627 | Fire alarm / sprinkler | Finaled | Iss. May 6, 2025 | $7,000 | EPC - Install Telguard to existing fire alarm system to replace POTS line. |
| COM-1805926 | Fire alarm / sprinkler |