Sacramento 95820 · APN 023-0010-032-0000 · City of Sacramento
Zoned R-1 in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $395,000 ($336,000–$454,000).
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 2,522,124 sq ft lot. Local precedent is active with 1 ADU permit within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
On-parcel permit history is indexed through Aug 20, 2024, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
about 3% of the lot of the parcel intersects Zone X: 0.2% annual chance flood hazard (shaded X). Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$395,000
Benchmark range: $336,000 – $454,000
Source: FEMA National Flood Hazard Layer (parcel polygon)
New commercial / non-residential building (COM-1714632): Issued after 11 mo — above the 75th percentile for new commercial / non-residential building permits in City of Sacramento (median 241d, 75th pct 334d, n=150).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: South East Tahoe Park (0.27 mi NW, entitled). Inspect timeline history before assuming near-term completion.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · HCD APR (½-mile radius)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$413/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
Since November 2024 within ½ mile: 8 homes completed, 3 permitted, 5 proposed or in review; 1 demolition; 1 commercial or mixed-use project.
16 projects with a record in this window, grouped by us from permits and State housing reports. Units are as proposed on each project's latest record and counted at its current stage.
533 permits within ½ mile since November 2024
The map shows new construction, ADUs, demolitions, additions, and renovations. Routine systems work (roofs, HVAC, water heaters) is counted but not mapped. Unit counts are as stated on permits.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: permits located by parcel, ½ mile radius · Source updated Nov 1, 2026 · Retrieved Nov 3, 2026
Public-records benchmark estimate combining Zillow Home Value Index (Data provided by Zillow), Census ACS 5-year estimates, parcel land-use/lot characteristics, and issued building permits. Not an official appraisal.
Permit counts, by the date issued (or applied, if not yet issued). Lot splits are planning cases, which we don't have.
We read public zoning and hazard maps against state law (ADUs: Gov. Code 66314; SB 9: Gov. Code 65852.21 and 66411.7). Local rules, title, tenancy history and site conditions can change the answer. Check with City of Sacramento's planning department before relying on it.
Sources: City of Sacramento CDD, Zoning (retrieved Nov 11, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Nov 9, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Nov 9, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Nov 9, 2026) · Zoning classes: our classification of R-1 as single-family residential, checked against the zone description on Oct 24, 2026
Chronological history of building permit applications and issuances, snapshot-dated status changes, State housing entitlements, surrounding development within ½ mile, and area home-value trends.
In "Entitled" for 7.1 yr (since Oct 8, 2019), with no new permit record in 7 yr. · 1 unit · $365,408 declared valuation
In "Entitled" for 6.8 yr (since Jan 9, 2020), with no new permit record in 6.8 yr. · 28 units
Permit issued and active for 6.1 yr (first record Oct 6, 2020), with no completion or new permit record in 5.8 yr. · 1 unit · $49,367 declared valuation
In "Entitled" for 5 yr (since Nov 23, 2021), with no new permit record in 3.2 yr. · 1 unit · $507,642 declared valuation
In "Entitled" for 11 mo (since Dec 17, 2025), with no new permit record in 11 mo. · 3 units
In "In review" for 7 mo (since Apr 16, 2026), with no new permit record in 7 mo. · $100,000 declared valuation
Nearby roof replacement (5109 62nd St): First appeared in published agency feed
Record RES-2622693 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (4961 Lippitt Ln): Status changed from Issued to Finaled
Record RES-2620913 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (4970 Lippitt Ln): First appeared in published agency feed
Record RES-2623176 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (5400 Emerson Rd): Status changed from Issued to Expired Permit
Record RES-2521287 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (5201 62nd St): Status changed from Issued to Finaled
Record RES-2621024 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (5321 Whittier Dr): Status changed from Issued to Finaled
Record RES-2608005 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2620389 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2620389 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2620389 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (5221 73rd St A): First appeared in published agency feed
Record RES-2623309 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (6800 Fruitridge Rd): Status changed from Ready-to-Issue to Issued
Record COM-2621386 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (6800 Fruitridge Rd): Issued date changed from (blank) to 2026-09-28
Record COM-2621386 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (4660 63rd St): First appeared in published agency feed
Record RES-2622647 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (4922 62nd St): Status changed from Issued to Finaled
Record RES-2621286 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2620605 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Cross-referenced intelligence from our historical development graph—connecting parcels, permits, entity-resolved builders, empirical review-time distributions, and neighborhood renovation trends.
Explore full City of Sacramento development graph →In "Entitled" for 6.8 yr (since Jan 9, 2020), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (28 housing units, 3 deed-restricted affordable across 0 permits).
High-impact scale ($1,761,940 declared valuation across 2 permits).
Issued after 11 mo — above the 75th percentile for new commercial / non-residential building permits in City of Sacramento (median 241d, 75th pct 334d, n=150).
In "Entitled" for 7.1 yr (since Oct 8, 2019), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
In "Entitled" for 5 yr (since Nov 23, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
In "In review" for 7 mo (since Apr 28, 2026), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Mccleskey Construction | New commercial / non-residential building | 2 on parcel2 in ½ mi | $1,761,940 | 0 vs 0 prior |
| Tdje | Electrical / panel | 2 on parcel2 in ½ mi | $1,800 | 0 vs 0 prior |
| Level 1 Roofing | Roof replacement | 1 on parcel1 in ½ mi | $116,211 | 0 |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family home | 3,657 | 28d | 45d | 85d | 184d | 41d(vs 51d prior) |
| New duplex / half-plex | 115 | 82d | 184d | 416d | 575d | 144d(vs 361d prior) |
| New multifamily / condos / mixed-use | 199 | 125d | 210d | 365d | 627d | 199d(vs 289d prior) |
| New commercial / non-residential building |
HUD Small Area Fair Market Rent · ZIP 95820
HUD FY 2026 · 40th-percentile gross rentCensus ACS 5-year median gross rent (all bedroom counts combined):
Area home-value benchmarks (not an appraisal)
ZIP & neighborhood mediansUnder California Proposition 13, the seller's historical assessed value does not carry over to a buyer. On sale, the parcel is reassessed at the purchase price: 1.00% base rate ($3,950/yr) + local voter-approved bond debt ($553/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
Model adding a backyard ADU or garage conversion under California's Prop 13 blended new-construction assessment (existing house & land tax base stays intact; only ADU build cost is assessed) and SB 13 impact-fee rules.
−$12,557/yr
Cash needed: $86,900
NOI: $11,411/yr
P&I: $1,997/mo
For $0/mo net cash flow
At $1,975/mo gross rent
| Scenario | Assumptions | Year 1 Rent | Year 1 Cash Flow | Cash-on-Cash | Break-Even Rent | Year 5 Cash Flow |
|---|---|---|---|---|---|---|
| Conservative | −8% starting rent, +3% vacancy, +3% combined maintenance/CapEx, 1.5%/yr rent growth | $1,817/mo | −$1,273/mo | -17.6% | $3,594/mo | −$1,242/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,975/mo | −$1,046/mo | -14.5% | $3,327/mo | −$903/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,094/mo | −$916/mo | -12.6% | $3,250/mo | −$644/mo |
Rental regulatory context (informational only — not legal advice):
California AB 1482 (Tenant Protection Act, Civ. Code § 1947.12) caps annual rent increases at 5% + local CPI (max 10%) on covered properties. In City of Sacramento: Sacramento Tenant Protection Program (City Code Ch. 5.156) — 5% + CPI (8.6% cap effective July 1, 2026) for covered pre-1995 multifamily units. Official program rules ↗
Finaled / completedMar 1, 2022 – Nov 8, 2022
Finaled / completedAug 14, 2017 – Jul 26, 2018
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
Rev Queen of Angels Mausoleum
EPC. Revision to COM-2204552. Removal of mechanical / HVAC from building as per owners request
site developement
site improvements to include on site road improvements, parking area additions, landscaping, storm water drains and fencing
6509 Fruitridge Road com HVAC permit minor no plans
HVAC Permit; Elevator mini split replacement The existing unit shall be removed. The new unit shall be placed in the same location as the existing unit and shall not exceed the size of the existing unit by more than 25%. CF-1R-ALT-HVAC on file: Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
Queen of Angels Mausoleum
EPC - New 1-story 7491 sf Type-IIB mausoleum building (S-2) for above ground burials and cremated remains - PLNG-INSP
Install Sign - 6700 21st Ave
Install 1 detached non-illuminated directional sign on corner of 64th and 21st Ave
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 295 squares of PVC Single Ply. CRRC: 0676-0090
Service Conductor Repair
Replace service conductors from weatherhead to 100a service panel due to wind damage.
Electrical
EXPEDITED - Replace 100amp service for 100amp 230V-delta (meter to main)
ACCESSORY STRUCTURE
CONSTRUCT NEW ACCESSORY STRUCTURE 1340 SF.
Electrical
emergency repair to wire between meter can and pump panel
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 55 squares of TPO Single Ply. CRRC: 0628-0002
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel (APN) · Source updated Nov 1, 2026 · Retrieved Nov 3, 2026 · Applied and issued dates come from the city's Applied and Issued permit datasets. The city publishes current status without a date, so status changes are dated by the window between our snapshots.
No housing activity reported to the State for this parcel (2018–2025 reports).
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Nov 9, 2026 · From City of Sacramento's Housing Element Annual Progress Reports. A project can appear in several report years as it moves from entitlement to permit to completion.
Source: City of Sacramento CDD, Zoning · Geography: zoning district polygon at parcel point · Source updated Nov 11, 2026 · Retrieved Nov 11, 2026
57.90 acres
Assessor's classification for assessment purposes. This is not zoning.
6501 FRUITRIDGE RD; 6505 FRUITRIDGE RD; 6509 FRUITRIDGE RD
Source: Sacramento County GIS, Parcels · Geography: parcel · Source updated Nov 8, 2026 · Retrieved Nov 8, 2026
Assessed values and limited building characteristics (Sacramento County Assessor)
Current roll value. This is assessed value, not market value.
Search by parcel number 023-0010-032-0000. Shows direct levies and special assessments.
Search the city's permit system by address or record number
The official flood hazard map for this location. Our reading of it is under What could be built here.
This site does not show owner names.
| Madsen Roofing And Waterproofing | Roof replacement | 1 on parcel1 in ½ mi | $31,671 | 0 vs 0 prior |
| Acco Engineered | HVAC / heat pump | 1 on parcel1 in ½ mi | $10,000 | 5 vs 11 prior−55% |
| Pepes Fine Construction | Electrical / panel | 1 on parcel1 in ½ mi | $1,200 | 0 vs 0 prior |
| Solid Construction And Design Recent nearby: 7120 20th Ave (Sep 18, 2024) | Remodel / interior alteration | 6 in ½ mi | $297,499 | 32 vs 32 prior+0% |
| Yancey Recent nearby: 5 Suburban Ct (May 14, 2024) | Remodel / interior alteration | 5 in ½ mi | $95,566 | 38 vs 46 prior−17% |
| Pacific Builders Recent nearby: 4971 64th St (Aug 3, 2023) | Addition (adds square footage) | 5 in ½ mi | $40,326 | 12 vs 26 prior−54% |
| Rwfc Recent nearby: 4706 65th St (Jun 24, 2026) | Accessory dwelling unit (new or conversion) | 4 in ½ mi | $487,500 | 9 vs 4 prior |
| 150 |
| 155d |
| 241d |
| 334d |
| 498d |
| 229d(vs 293d prior) |
| Accessory dwelling unit (new or conversion) | 1,693 | 57d | 97d | 172d | 284d | 97d(vs 103d prior) |
| Addition (adds square footage) | 1,948 | 6d | 42d | 83d | 162d | 49d(vs 43d prior) |
| Remodel / interior alterationOn this parcel | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvement | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Computed from issued permits with recorded application and issuance dates over the trailing 60 months. Categories with fewer than 20 permits are excluded.