Sacramento 95824 · Fruitridge Manor · APN 027-0011-025-0000 · City of Sacramento
Zoned C-2-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $411,000 ($362,000–$460,000).
Public building records show issued construction/renovation work on this parcel (30 total permits, latest Oct 7, 2024).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
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)
Commercial tenant improvement (COM-2308579): Issued after 9 mo (4.2× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$411,000
Benchmark range: $362,000 – $460,000
Closest lead: San Juan Apartments (0.17 mi W, entitled). Inspect timeline history before assuming near-term completion.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · HCD APR (½-mile radius)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$428/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
Since November 2024 within ½ mile: 5 homes completed, 1 permitted (26 of them deed-restricted affordable); 1 commercial or mixed-use project.
5 projects with a record in this window, grouped by us from permits and State housing reports. Units are as proposed on each project's latest record and counted at its current stage.
324 permits within ½ mile since November 2024
The map shows new construction, ADUs, demolitions, additions, and renovations. Routine systems work (roofs, HVAC, water heaters) is counted but not mapped. Unit counts are as stated on permits.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: permits located by parcel, ½ mile radius · Source updated Nov 1, 2026 · Retrieved Nov 3, 2026
Public-records benchmark estimate combining Zillow Home Value Index (Data provided by Zillow), Census ACS 5-year estimates, parcel land-use/lot characteristics, and issued building permits. Not an official appraisal.
Permit counts, by the date issued (or applied, if not yet issued). Lot splits are planning cases, which we don't have.
We read public zoning and hazard maps against state law (ADUs: Gov. Code 66314; SB 9: Gov. Code 65852.21 and 66411.7). Local rules, title, tenancy history and site conditions can change the answer. Check with City of Sacramento's planning department before relying on it.
Sources: City of Sacramento CDD, Zoning (retrieved Nov 11, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Nov 9, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Nov 9, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Nov 9, 2026) · Zoning classes: our classification of C-2 as commercial, checked against the zone description on Oct 24, 2026
Chronological history of building permit applications and issuances, snapshot-dated status changes, State housing entitlements, surrounding development within ½ mile, and area home-value trends.
In "Fee estimate" for 7.2 yr (since Sep 10, 2019), with no new permit record in 7.2 yr. · 1 unit · $26,440 declared valuation
In "Fee estimate" for 8.6 yr (since Apr 10, 2018), with no new permit record in 6.7 yr. · $500,000 declared valuation
Permit issued and active for 6.1 yr (first record Oct 6, 2020), with no completion or new permit record in 5.8 yr. · 1 unit · $49,367 declared valuation
In "Entitled" for 5.6 yr (since Apr 12, 2021), with no new permit record in 5.6 yr. · 161 units
In "Entitled" for 5.6 yr (since Apr 12, 2021), with no new permit record in 5.6 yr. · 39 units
In "Entitled" for 5.1 yr (since Oct 12, 2021), with no new permit record in 5.1 yr. · 1 unit
Nearby permit (2210f1db21cbd0547d9fde9e3b69e401daa19f5c): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (f87261a55b76aec111718505e4e191b24a0fd953): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (1d7dc41339d58b94e27f3b27e3d779fac955b1b8): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (888a4b00db4eb7748889e5d0a5b67798ee0909b7): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (2c50b4a6197890064d720511ff4c1a5e4b4745a6): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (f9cac25baa6f11357f6f8ca8c74c730b2fa407c4): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (c359e272edcb5bbdf5f67277d056e8fc88625d0c): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (f7fd095e4345cf3078bb761cf8df5159b964eb6f): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (f64aedc0cf9ad23731e7e20a4ca03ab28b1ab361): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (8110713be617a1b9e8545238fce72abb9b366fc6): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (7cb4fe1ce7ee6d99677f140d1d4cfa32c04360c7): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (7a85816b294be1624b5bf2a27be011df79a1ff53): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (a8cfd1c1af1034d6ec9cc99df1e2722788f44d6e): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (e6d261363d04e63791c55077ff04529a896b6b50): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (5309 55th St): First appeared in published agency feed
Record RES-2623180 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Cross-referenced intelligence from our historical development graph—connecting parcels, permits, entity-resolved builders, empirical review-time distributions, and neighborhood renovation trends.
Explore full City of Sacramento development graph →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).
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).
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).
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).
Issued after 9 mo (4.2× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
Issued after 9 mo (4.2× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 1,634 parcels
+22.2% YoY
City baseline: 30.4 / 1k
20 in trailing 24m
Includes 6 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Stuart James Construction | Remodel / interior alteration | 1 on parcel7 in ½ mi | $5,245,091 | 3 vs 0 prior |
| Island Builder | Commercial tenant improvement | 5 on parcel5 in ½ mi | $330,000 | 2 vs 4 prior |
| My Apple Signs | Sign | 3 on parcel3 in ½ mi | $8,500 | 0 |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family home | 3,657 | 28d | 45d | 85d | 184d | 41d(vs 51d prior) |
| New duplex / half-plex | 115 | 82d | 184d | 416d | 575d | 144d(vs 361d prior) |
| New multifamily / condos / mixed-use | 199 | 125d | 210d | 365d | 627d | 199d(vs 289d prior) |
| Accessory dwelling unit (new or conversion) |
HUD Small Area Fair Market Rent · ZIP 95824
HUD FY 2026 · 40th-percentile gross rentCensus ACS 5-year median gross rent (all bedroom counts combined):
Area home-value benchmarks (not an appraisal)
ZIP & neighborhood mediansUnder California Proposition 13, the seller's historical assessed value does not carry over to a buyer. On sale, the parcel is reassessed at the purchase price: 1.00% base rate ($4,100/yr) + local voter-approved bond debt ($574/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
Model adding a backyard ADU or garage conversion under California's Prop 13 blended new-construction assessment (existing house & land tax base stays intact; only ADU build cost is assessed) and SB 13 impact-fee rules.
−$15,264/yr
Cash needed: $90,200
NOI: $9,614/yr
P&I: $2,073/mo
For $0/mo net cash flow
At $1,800/mo gross rent
| Scenario | Assumptions | Year 1 Rent | Year 1 Cash Flow | Cash-on-Cash | Break-Even Rent | Year 5 Cash Flow |
|---|---|---|---|---|---|---|
| Conservative | −8% starting rent, +3% vacancy, +3% combined maintenance/CapEx, 1.5%/yr rent growth | $1,656/mo | −$1,479/mo | -19.7% | $3,720/mo | −$1,455/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,800/mo | −$1,272/mo | -16.9% | $3,443/mo | −$1,146/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $1,908/mo | −$1,153/mo | -15.3% | $3,363/mo | −$911/mo |
Rental regulatory context (informational only — not legal advice):
California AB 1482 (Tenant Protection Act, Civ. Code § 1947.12) caps annual rent increases at 5% + local CPI (max 10%) on covered properties. In City of Sacramento: Sacramento Tenant Protection Program (City Code Ch. 5.156) — 5% + CPI (8.6% cap effective July 1, 2026) for covered pre-1995 multifamily units. Official program rules ↗
Finaled / completedFeb 2, 2017 – Aug 17, 2022
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
5633 Stockton
illuminated channel letters on expanded raceway
Deluna Dessert Cafe
EPC - Convert (E) retail space to a Restaurant. 1) Pony walls, finishes and sales counter. 2) Electrical and plumbing for new kitchen equipment. 3) New mop sink, 3 comp. sink, prep sink and hand sink. 4) New lighting and controls. 5) New accessible restrooms.
Revision to COM-2308173 Fruitridge SC
EPC. Type VB; OCC: B. Revision to Fruitridge SC Clothing Store. Layout of the Restroom Changed.
Fruitridge SC - TI for a Clothing Retail
EPC - First time TI. Convert a shell to a retail space. 1200 sqft. Type V-B, OCC B.
Fruitridge SC - TI for Clothing Retail
EPC - First time TI shell to retail space. Type VB; OCC: B. 1200 sqft. mixed fuel building.
REVISION TO COM-2317473
EPC -REVISION TO COM-2317473: NOZZLES AND UPGRADE TO THE TANK, AS A RESULT OF CHANGES TO THE APPLIANCES.
Fire Suppression System for Hood
EPC - Installation of a new fire suppression system for commercial kitchen hood. Hood installation by others, COM-2308582. SEE REVISION COM-2317473: NOZZLES AND UPGRADE TO THE TANK, AS A RESULT OF CHANGES TO THE APPLIANCES.
Fruitridge SC - Restaurant TI
EPC - Type: V-B, OCC: A-2. 1355 square feet. Convert an empty vanilla shell to a new restaurant. Addition of type I hood, non structural walls and mech, plumbing, electrical for kitchen equipment, walk in freezer, walk in cooler, restroom, prep area. Shell building constructed under COM-1915969, impact fees assessed as commercial retail on shell and credit was given for prior use.
Fruitridge SC - TI for Asian Chicken Restaurant
EPC - First time TI shell to restaurant. 1920 sqft. Type V-B; OCC A-2.
5645 STOCKTON BLVD
INSTALLATION OF ONE ELECTRICAL SIGNAGE ILLUMINATED WITH LEDS ONTO THE FRONT OF THE BUILDING.
REVISION TO COM-2223879
EPC - Customer changed the cooking equipment under the hood, resubmitted plans show the changes in the nozzle coverage.
5653 STOCKTON BLVD-SIGN
INSTALLATION OF 1 ELECTRICAL SINAGE ILLUMINATED WITH LEDS ONTO FRONT OF THE BUILDING.
ANSUL SYSTEM
EPC - installation of a hood fire suppression system REVISION COM-2304208 - EPC - Customer changed the cooking equipment under the hood, resubmitted plans show the changes in the nozzle coverage.
fire equipment
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel (APN) · Source updated Nov 1, 2026 · Retrieved Nov 3, 2026 · Applied and issued dates come from the city's Applied and Issued permit datasets. The city publishes current status without a date, so status changes are dated by the window between our snapshots.
No housing activity reported to the State for this parcel (2018–2025 reports).
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Nov 9, 2026 · From City of Sacramento's Housing Element Annual Progress Reports. A project can appear in several report years as it moves from entitlement to permit to completion.
Source: City of Sacramento CDD, Zoning · Geography: zoning district polygon at parcel point · Source updated Nov 11, 2026 · Retrieved Nov 11, 2026
1.57 acres
Assessor's classification for assessment purposes. This is not zoning.
5621 STOCKTON BLVD; 5625 STOCKTON BLVD; 5629 STOCKTON BLVD
Source: Sacramento County GIS, Parcels · Geography: parcel · Source updated Nov 8, 2026 · Retrieved Nov 8, 2026
Assessed values and limited building characteristics (Sacramento County Assessor)
Current roll value. This is assessed value, not market value.
Search by parcel number 027-0011-025-0000. Shows direct levies and special assessments.
Search the city's permit system by address or record number
The official flood hazard map for this location. Our reading of it is under What could be built here.
This site does not show owner names.
| Bimal Dutt | Commercial tenant improvement | 2 on parcel2 in ½ mi | $60,000 | 0 vs 0 prior |
| United Fire Services | Fire alarm / sprinkler | 2 on parcel2 in ½ mi | $12,250 | 0 vs 0 prior |
| Kaler General Contractors | Commercial tenant improvement | 1 on parcel1 in ½ mi | $300,000 | 2 vs 19 prior−89% |
| Cal Signs | Sign | 1 on parcel1 in ½ mi | $4,450 | 0 vs 0 prior |
| Edison Fire Extinguisher | Fire alarm / sprinkler | 1 on parcel1 in ½ mi | $1,925 | 0 vs 0 prior |
| Bay Alarm | Fire alarm / sprinkler | 1 on parcel1 in ½ mi | $1,704 | 0 vs 0 prior |
| Anton Building Recent nearby: 5205 Prickly Pear Ave (Jun 17, 2022) | New multifamily / condos / mixed-use | 25 in ½ mi | $37,500,000 | 0 vs 0 prior |
| 1,693 |
| 57d |
| 97d |
| 172d |
| 284d |
| 97d(vs 103d prior) |
| Addition (adds square footage) | 1,948 | 6d | 42d | 83d | 162d | 49d(vs 43d prior) |
| Remodel / interior alterationOn this parcel | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvementOn this parcel | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| Fire alarm / sprinklerOn this parcel | 2,312 | 8d | 14d | 29d | 71d | 13d(vs 15d prior) |
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Computed from issued permits with recorded application and issuance dates over the trailing 60 months. Categories with fewer than 20 permits are excluded.
EPC - ADDING TO THE EXISTING SPRINKLER MONITORING SYSTEM 1 WATERFLOW SWITCH AND TAMPER SWITCH.
Revision to COM-2212165 Fruitridge Shell to Clothing Store
EPC. Revision to COM-2212165. Details added for the wall. Also a furring wall added along the shear wall in the bathroom for routing plumbing and electrical.
REVISION TO COM-2211373
EPC - Wall and ceiling details added, Furring added on a shear wll to route plumbing and electrical. Everything else remains exactly the same. No change to the floor, finishes, ceiling or equipment at all.
TI: Shell to Salon Fruitridge SC.
EXPEDITED - EPC. TI. Convert shell in to a salon. 1295 sq ft. Occ B, Cons Type: VBThe scope of work includes addition of non structural walls, new ADA restrooms, general receptacles, lighting and new branch circuits; new HVAC and ductwork; existing HVAC to remain; new plumbing for mop sink; washer. Associated with COM-1915969. - PLNG-INSP (ROD P18-007)
TI: Shell to Restaurant Fruitridge SC
EXPEDITED - EPC. Convert shell in to a restaurant. 1998 sq ft. Occ A-2, Cons Type: VB in Fruitridge Shopping Center. The scope of work includes addition of non structural walls, restrooms, type I hood, plumbing, lighting and electrical for new equipment. Associated with COM-1915969.
TI: Shell to Clothing Store Fruitridge SC
EXPEDITED - EPC. Convert an (E) vanilla shell in to a clothing store. 1540 square feet. Construction type VB. Occupancy B. The scope of work includes addition of walls, restrooms, plumbing, lighting and electrical for new equipment. Related to COM-1915969. - PLNG-INSP
Hawaiin BBQ
EPC - Installation of new UL300 hood and duct fire suppression system
L&L HAWAIIAN BBQ - REMODEL
EPC - - ADD NEW PARTITION WALLS FOR KITCHEN, STORAGE & UTILITY ROOMS. ADD NEW WATER HEATER, SINKS, SEWER LINES, WATER LINES, KITCHEN HOOD, WALK-IN COOLER, HVAC DUCTING, NEW RECEPTACLES AND LIGHTS.
Fruitridge SC - TI for Ice Cream Shop
EPC - EXPEDITED - TI. Convert shell into an ice cream shop. 1408 sq ft. Occ A-2, Cons Type: VB in Fruitridge Shopping Center. The scope of work includes addition of non structural walls, restrooms, plumbing, lighting and electrical for new equipment. Associated with COM-1915969.
(BLDG #C )FROSTY CITY -Yogurt Shop -Interior Remodel
EPC - RETAIL SPACE @ 1236 SF - FIRE SPRINKLERED: INTERIOR REMODEL - ADDING PARTITION WALLS, PLUMBING, ELECTRICAL AND HVAC DUCTING, FIRE SPRINKLERS (B-M-E-P-F)
5629 Stockton Blvd - Install Sign (L&L Hawaiian)
Installation of 1 electrical cabinet box signage illuminated with LEDs onto the fron and back of the building walls.
REVISION - Parking Lot Striping
EPC - REVISION TO COM-1915969 (Phased Permit for site work under COM-2002738). Updating site work civil plans to reflect change from perpendicular parking to angle parking.
Fruitridge SC BLDG E - Electrical Upgrades
EPC - New 1200A electrical service to replace existing 400A service in anticipation of future tenant loads. Includes new panels, switchgear, and a new transformer outside building. Area of work ~300 SF. Type VB Sprinklered; Occ. A2/B/M. C-16 sprinkler letter in SUPP file. Other façade remodel work under issued permit COM-1919524. Overall site work under COM-1915969.
Fruitridge SC - BLDG D Switchgear & Gas Meters
EXPEDITED - EPC - New electrical switchgear and relocation of existing gas meters. Building area is 5,155 SF; Type VB; Occ. A-2. C-16 Letter in SUPP file. Previous façade remodel permit issued under COM-2004462.
REVISION - Fruitridge SC BLDG C
EPC - REVISION TO COM-1915969. Plan revision to reflect field changes: Floor plan - revised 1-hour assembly. M1: added note that final connections by tenant.
REVISION - Gas Meters
REVISION TO COM-2004462. Relocate gas meters.
DEFERRED - Fire Alarm
EPC - DEFERRED TO COM-1915969. INSTALL A SPRINKLER MONITORING SYSTEM FOR BUILDING C WITH A WIRELESS COMMUNICATOR FOR THE SYSTEM.