1900 Fruitridge Rd
Sacramento 95822 · Mangan Park · City of Sacramento · Coordinates: 38.52441, -121.49652
Executive Verdict · Public-Records Synthesis
Zoned C-2-EA-4 in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $490,000 ($431,000–$549,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$18,744 contributory est.)
Public building records show issued construction/renovation work on this parcel (8 total permits, latest Aug 28, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: reduced flood risk due to levee)
all of the lot of the parcel intersects Zone X: reduced flood risk due to levee. 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-2122064): Issued after 8 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)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Lanai Garden Apartments (0.2 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 (~$6,036/yr at $490,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$503/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:
- 36,590 sq ft (0.84 ac)
- Assessor use:
- Retail / Commercial · Shopping Center · Neighborhood
- Tax rate area:
- 03007
- Addresses on lot:
- 1900 FRUITRIDGE RD; 1904 FRUITRIDGE RD; 1906 FRUITRIDGE RD
Zoning & Land Use
C-2-EA-4 — 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: reduced flood risk due to levee (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: $431,000 – $549,000 · Status: Off market
HUD Small Area FMR (ZIP 95822) · FY 2026
Studio $1,620 · 1BR $1,700 · 2BR $2,090 · 3BR $2,780 · 4BR $3,210
Developments Deserving Closer Investigation & Active Area Builders
- Lanai Garden Apartments (Entitled)0.2 mi SW
In "Entitled" for 7.7 yr (since Mar 6, 2019), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (22 housing units across 0 permits).
- Remodel / interior alteration (COM-2122064) (Finaled)On this parcel
Issued after 8 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
- Remodel / interior alteration (COM-2011691) (Finaled)On this parcel
Issued after 3 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
- New home (Entitled)0.1 mi E
In "Entitled" for 4.1 yr (since Oct 25, 2022), 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: Kevin Fong (2 on parcel, 5 in ½ mi · Commercial tenant improvement); Acrf Construction Services (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Plumber Hero (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Aries Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Tri Square Construction (1 on parcel, 1 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (8 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| SIG-2617580 | Sign | Issued | Iss. Aug 28, 2026 | $5,000 | EPC - install one set of individual illuminated channel letters above entrance |
| COM-2122064 | Remodel / interior alteration | Finaled | Iss. Jun 10, 2022 | $30,000 | EPC - Remove (3) RRUs and (1) cabinet. Install (6) antennas, (3) radios, (1) cabinet, H-frame, racks, multiplexer, 200a … |
| COM-2116542 | Plumbing / water heater / sewer | Finaled | Iss. Jul 30, 2021 | $25,000 | Install new 2-way cleanout at rear of building. Trenchless burst & pull of 50-ft of SDR in kitchen floor. |
| COM-2100592 | HVAC / heat pump | Finaled | Iss. Jan 13, 2021 | $3,500 | Replace 200ft existing gas pipe with 200-ft of 1-¼" gas pipe to existing 90k-BTU furnace for future furnace replacement … |
| COM-2011691 |