5610 Stockton Blvd
Sacramento 95824 · Fruitridge Manor · City of Sacramento · Coordinates: 38.52443, -121.44296
Executive Verdict · Public-Records Synthesis
Zoned C-2-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $449,000 ($395,000–$503,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$48,400 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest May 23, 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
Remodel / interior alteration (COM-2209376): Issued after 13 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: San Juan Apartments (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 (~$5,569/yr at $449,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$464/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:
- 71,438 sq ft (1.64 ac)
- Assessor use:
- Retail / Commercial · Small Retail · Single Tenant
- Tax rate area:
- 03368
- Addresses on lot:
- 5350 FRUITRIDGE RD; 5353 YOUNG ST; 5365 YOUNG ST
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: $395,000 – $503,000 · Status: Off market
HUD Small Area FMR (ZIP 95824) · FY 2026
Studio $1,400 · 1BR $1,460 · 2BR $1,800 · 3BR $2,400 · 4BR $2,760
Developments Deserving Closer Investigation & Active Area Builders
- San Juan Apartments (Entitled)470 ft 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)0.38 mi N
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)0.38 mi N
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)200 ft 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: West Coast Sign And Installation (4 on parcel, 4 in ½ mi · Sign); Coolsys Light Commercial Solutions (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Roofco (1 on parcel, 1 in ½ mi · Roof replacement); Kns Electric (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler); Anton Building (25 in ½ mi · New multifamily / condos / mixed-use).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2209376 | Remodel / interior alteration | Finaled | Iss. May 23, 2023 | $100,000 | EPC - REPLACE 4 RTU LIKE FOR LIKE |
| SIG-2125386 | Sign | Finaled | Iss. Dec 3, 2021 | $6,000 | PERMIT TO COMPLETE EXPIRED SIG-2023325 PLAN REVIEW DONE ON SIG-2023320 SHARED PLANS w/SIG-2023320- Replace five (5)… |
| SIG-2125380 | Sign | Finaled | Iss. Dec 3, 2021 | $6,000 | PERMIT TO COMPLETE EXPIRED SIG-2023320 - PLAN REVIEW DONE ON SIG-2023320 SHARED PLANS w/SIG-2023325-Replace two (2)… |
| SIG-2023325 | Sign | Expired Permit | Iss. Mar 12, 2021 | $6,000 | SHARED PLANS w/SIG-2023320- Replace five (5) illuminated wall signs with new signs and one (1) directional sign. |
| SIG-2023320 | Sign |