5200 Prickly Pear Ave
Sacramento 95820 · Fruitridge Manor · City of Sacramento · Coordinates: 38.53027, -121.44323
Executive Verdict · Public-Records Synthesis
Zoned C-2-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $594,000 ($523,000–$665,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$210,804 contributory est.)
Public building records show issued construction/renovation work on this parcel (82 total permits, latest Jan 27, 2025).
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
Solar / battery storage (COM-2417107): Issued after 2 mo — slower than 90% of solar / battery storage permits in City of Sacramento (median 3d, 90th pct 27d, n=3,950).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: 4995 Stockton Blvd Demo and 200 unit multifamily ministerial infill housing (470 ft SW, 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 (~$7,222/yr at $594,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$602/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:
- 337,590 sq ft (7.75 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03368
- Addresses on lot:
- 5001 NOPAL ST; 5001 NOPAL ST APT 11101 APT 11101; 5001 NOPAL ST APT 11103 APT 11103
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: $523,000 – $665,000 · 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)470 ft SW
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)470 ft SW
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)0.44 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)0.44 mi S
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: Anton Building (25 on parcel, 25 in ½ mi · New multifamily / condos / mixed-use); California Solar Integrators (22 on parcel, 22 in ½ mi · Solar / battery storage); Next Phase Construction (15 on parcel, 15 in ½ mi · Plan revision / deferred submittal); Gw Demolition (3 on parcel, 3 in ½ mi · Demolition); P And P Building Wrecking (1 on parcel, 1 in ½ mi · Demolition).
Permit & Project History on This Parcel (82 permits, 2 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2501825 | Plan revision / deferred submittal | Complete | App. Jan 27, 2025 | — | EPC - EXPEDITED - REVISION to COM-2417085 (69.015KW), COM-2417087 (59.385KW), COM-2417088 (51.895KW), COM-2417089 (63.13… |
| COM-2424261 | Plan revision / deferred submittal | Complete | App. Nov 4, 2024 | — | EPC - EXPEDITED - REVISION TO COM-2204770 (SHARED PLANS). Reduction of Multi-Story Units to Code minimum. |
| COM-2422468 | Plan revision / deferred submittal | Complete | App. Oct 11, 2024 | — |