5425 Fruitridge Rd
Sacramento 95820 · Fruitridge Manor · City of Sacramento · Coordinates: 38.52537, -121.44186
Executive Verdict · Public-Records Synthesis
Zoned C-2 in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $560,000 ($493,000–$627,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$135,000 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Dec 4, 2023).
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-1900264): Issued after 4 mo (6.0× 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)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: San Juan Apartments (0.17 mi 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 (~$6,834/yr at $560,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$570/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:
- 23,445 sq ft (0.54 ac)
- Assessor use:
- Retail / Commercial · Restaurant · Fast Food Service
- Tax rate area:
- 03368
- Addresses on lot:
- 5425 FRUITRIDGE RD
Zoning & Land Use
C-2 — 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: $493,000 – $627,000 · 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
- San Juan Apartments (Entitled)0.17 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).
- 4995 Stockton Blvd Demo and 200 unit multifamily ministerial infill housing (Entitled)0.34 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)0.34 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).
- Young Street 4 Unit Apartments (Entitled)0.11 mi SW
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: Yesco Signs (2 on parcel, 2 in ½ mi · Sign); Rc Pacific Construction (1 on parcel, 1 in ½ mi · Addition (adds square footage)); Foresite Construction (1 on parcel, 1 in ½ mi · General repair); Placer Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Anton Building (25 in ½ mi · New multifamily / condos / mixed-use).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2325645 | Roof replacement | Withdrawn | Iss. Dec 4, 2023 | $45,000 | E-Permit: Tear Off - No, Resheet - No, 1 layer(s), 40 squares of TPO Single Ply. CRRC: 0608-0008 |
| SIG-1900264 | Sign | Finaled | Iss. May 1, 2019 | $21,600 | Install 7 Attached (5) illuminated, (2) non-illuminated; 3 Detached (2) illuminated, (1) non-illuminated. Install (1) cl… |
| SIG-1903597 | Sign | Finaled | Iss. Mar 28, 2019 | $7,200 | install (4) detached / illuminated menu boards for drive-thru lanes { (2) @ 11sf & (2) @ 20sf } and (1) 7sf detached / n… |
| COM-1824527 | Addition (adds square footage) | Finaled | Iss. Mar 22, 2019 | $250,000 | EXPEDITED - EPC Submittal - Addition of Commercial Building - Addition of 419sf trellis. Facade upgrade, dining decor up… |
| SUB-1824223 |