6700 21st Ave
Sacramento 95820 · City of Sacramento · Coordinates: 38.52886, -121.42570
Executive Verdict · Public-Records Synthesis
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).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
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
- ✓ 11 documented municipal building permits on file
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)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: 0.2% annual chance flood hazard (shaded X))
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.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! Delayed or open permit activity on this parcel
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)
- ! 4 slow or stalled nearby projects within ½ mile
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)
- ! Year 1 Prop 13 tax reset (~$4,953/yr at $395,000)
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
Parcel & Assessor
- Lot size:
- 2,522,124 sq ft (57.90 ac)
- Assessor use:
- Care / Health · Cemetery / Mortuary · Cemetery
- Tax rate area:
- 03014
- Addresses on lot:
- 6501 FRUITRIDGE RD; 6505 FRUITRIDGE RD; 6509 FRUITRIDGE RD
Zoning & Land Use
R-1 — Single-Unit Dwelling Zone (R)
2040 General Plan: Public/Quasi-Public
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R-1 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned R-1, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R-1, a single-family residential zone. The lot is 2,522,124 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.
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: 0.2% annual chance flood hazard (shaded X) (about 3% of the lot); Zone X: reduced flood risk due to levee (about 97% of the lot) · FIRM panel 06067C0195H, 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: $336,000 – $454,000 · 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
Nearby Activity (½ mile radius, since November 2024)
16 active or recent development projects (16 housing units across completed, permitted, and pipeline stages) and 533 total building permits recorded within ½ mile.
- New construction13 permits (8 units)
Developments Deserving Closer Investigation & Active Area Builders
- South East Tahoe Park (Entitled)0.27 mi NW
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).
- Queen of Angels Mausoleum (Finaled / completed)On this parcel
High-impact scale ($1,761,940 declared valuation across 2 permits).
- New commercial / non-residential building (COM-1714632) (Finaled)On this parcel
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).
- New home at 5705 66th St (Entitled)0.41 mi S
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).
Entity-resolved builders & contractors in ½ mile: Mccleskey Construction (2 on parcel, 2 in ½ mi · New commercial / non-residential building); Tdje (2 on parcel, 2 in ½ mi · Electrical / panel); Level 1 Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Madsen Roofing And Waterproofing (1 on parcel, 1 in ½ mi · Roof replacement); Acco Engineered (1 on parcel, 1 in ½ mi · HVAC / heat pump).
Permit & Project History on This Parcel (11 permits, 2 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2418561 | Plan revision / deferred submittal | Complete | App. Aug 20, 2024 | — | EPC. Revision to COM-2204552. Removal of mechanical / HVAC from building as per owners request |
| COM-2400557 | Remodel / interior alteration | Void | App. Jan 9, 2024 | $150,000 | site improvements to include on site road improvements, parking area additions, landscaping, storm water drains and fenc… |
| COM-2324366 | HVAC / heat pump | Expired Permit | Iss. Nov 17, 2023 | $10,000 | HVAC Permit; Elevator mini split replacement The existing unit shall be removed. The new unit shall be placed in the sa… |