5321 Stockton Blvd
Sacramento 95820 · Fruitridge Manor · City of Sacramento · Coordinates: 38.52701, -121.44246
Executive Verdict · Public-Records Synthesis
Zoned C-2-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $442,000 ($389,000–$495,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$15,180 contributory est.)
Public building records show issued construction/renovation work on this parcel (8 total permits, latest Sep 25, 2024).
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
Remodel / interior alteration (COM-2410171): Issued after 4 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
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 (0.23 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 (~$5,489/yr at $442,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$457/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:
- 85,378 sq ft (1.96 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03368
- Addresses on lot:
- 5321 STOCKTON BLVD; 5321 STOCKTON BLVD APT 110 APT 110; 5321 STOCKTON BLVD APT 111 APT 111
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: $389,000 – $495,000 · 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)0.23 mi NW
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)0.23 mi NW
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)0.24 mi SW
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)0.21 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: Anderson Heating And Air (3 on parcel, 3 in ½ mi · HVAC / heat pump); Probilt Construction (1 on parcel, 1 in ½ mi · General repair); Carbon Zero Buildings (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Electrical Solutions Provider (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Phe (1 on parcel, 1 in ½ mi · EV charger).
Permit & Project History on This Parcel (8 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2421141 | Plan revision / deferred submittal | Complete | App. Sep 25, 2024 | — | EPC - Revision TO COM-2404280 revised title 24 documentation |
| COM-2410171 | Remodel / interior alteration | Finaled | Iss. Aug 27, 2024 | $30,000 | EPC - Installation of 15 level 2 EV chargers. PROVIDE POWER SUPPLY FOR THE NEWLY ADDED EV CHARGERS. PROVIDE MECHANICAL … |
| COM-2404280 | Commercial tenant improvement | Finaled | Iss. May 22, 2024 | $50,000 | EPC - 1) Remove existing gas water heating system and provide new heat pump water heating system with buffer tank & elec… |
| COM-2224607 | HVAC / heat pump | Finaled | Iss. Nov 18, 2022 | $5,582 | REPLACE DUCTLESS MINI SPLIT HEAT PUMP HVAC, LIKE FOR LIKE, USING EXISTING ELECTRICAL, LINE SETS, AND DRAINS. The exis… |
| COM-2224606 |