Sacramento 95820 · Avondale · APN 027-0062-022-0000 · City of Sacramento
Zoned R-3 in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $411,000 ($362,000–$460,000).
Zone R-3 allows residential use qualifying for ministerial ADU review under state law (5 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
Public building records show issued construction/renovation work on this parcel (30 total permits, latest Oct 7, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
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)
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
General repair (COM-2602559): Issued after 3 mo (6.3× the 14d median) — slower than 90% of general repair permits in City of Sacramento (median 14d, 90th pct 65d, n=1,579).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
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: 10 homes completed, 7 permitted, 6 proposed or in review; 1 demolition; 1 commercial or mixed-use project.
21 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.
433 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 R-3 as multifamily residential, 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 "Entitled" for 8 yr (since Nov 28, 2018), with no new permit record in 7.5 yr. · 1 unit · $239,085 declared valuation
In "Entitled" for 7.2 yr (since Aug 27, 2019), with no new permit record in 7 yr. · 1 unit · $185,459 declared valuation
In "Entitled" for 5 yr (since Nov 4, 2021), with no new permit record in 5 yr. · 1 unit
In "Entitled" for 4.3 yr (since Jul 21, 2022), with no new permit record in 4.3 yr. · 2 units
In "Entitled" for 4.3 yr (since Jul 21, 2022), with no new permit record in 4.3 yr. · 1 unit
In "Entitled" for 5 yr (since Nov 23, 2021), with no new permit record in 3.2 yr. · 1 unit · $507,642 declared valuation
Nearby electrical / panel (5650 Power Inn Rd): First appeared in published agency feed
Record COM-2622013 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (5780 Belleview Ave): Status changed from Issued to Finaled
Record RES-2604643 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (8109 Fruitridge Rd): Status changed from Issued to Finaled
Record COM-2614750 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2616717 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2616717 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2616717 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2616717 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (7820 25th Ave): First appeared in published agency feed
Record RES-2623692 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (8006 33rd Ave): First appeared in published agency feed
Record RES-2621873 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (5231 73rd St B): First appeared in published agency feed
Record RES-2623217 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (4961 Lippitt Ln): Status changed from Issued to Finaled
Record RES-2620913 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (4970 Lippitt Ln): First appeared in published agency feed
Record RES-2623176 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (5400 Emerson Rd): Status changed from Issued to Expired Permit
Record RES-2521287 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (5321 Whittier Dr): Status changed from Issued to Finaled
Record RES-2608005 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (4981 76th St): First appeared in published agency feed
Record RES-2623226 · 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 →Issued after 3 mo (6.3× the 14d median) — slower than 90% of general repair permits in City of Sacramento (median 14d, 90th pct 65d, n=1,579).
Issued after 10 mo (4.9× 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 10 mo (4.9× 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 10 mo (4.9× 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 10 mo (4.9× 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 10 mo (4.9× 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 1,093 parcels
−75.0% YoY
City baseline: 30.4 / 1k
10 in trailing 24m
Includes 4 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Precision General Commercial Contractors | Commercial tenant improvement | 12 on parcel12 in ½ mi | $3,650,000 | 0 vs 16 prior−100% |
| Superior Electrical Service Technicians | Remodel / interior alteration | 6 on parcel6 in ½ mi | $48,000 | 0 vs 7 prior |
| Rdl | HVAC / heat pump | 3 on parcel |
| 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 95820
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.
−$13,638/yr
Cash needed: $90,200
NOI: $11,240/yr
P&I: $2,073/mo
For $0/mo net cash flow
At $1,975/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 | $1,817/mo | −$1,363/mo | -18.1% | $3,720/mo | −$1,333/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,975/mo | −$1,137/mo | -15.1% | $3,443/mo | −$994/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,094/mo | −$1,006/mo | -13.4% | $3,363/mo | −$736/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 ↗
Change-out installation of Gas - 100 gallon to Gas - 100 gallon, located outside building, within Existing Exterior Enclosure.
BUILDING A UNITS 61,62,63,64
EPC - Replace sheating, soffit, wood framing, and walkway surface.
Change-out installation of Gas - 100 gallon to Gas - 100 gallon, located inside building, screening not required.
REROUTE GAS LINE FROM METER ON SOUTH SIDE OF BUILDING UP INTO ATTIC, THROUGH THE ATTIC APPROXIMATELY 80 FEET TO APARTMENT 65. TEE SERVICE OFF TO KITCHEN STOVE AND FURNACE. TOTAL DEVELOPMENT LENGTH IS APROXIMATELY 130 FEET.
7600 FRUITRIDGE ROAD PLUMBING
REPLACE GAS LINE FOR UNIT #72 LIKE FOR LIKE.10 feet of 1” pipe, 8 ft of 3/4" and 10ft of ½” pipe Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt).
Change-out installation of Gas - 100 gallon to Gas - 100 gallon, located outside building, within Existing Exterior Enclosure.
detached trellis
EPC - SHARED PLANS COM-2020057, COM-2020060, COM-2020066, COM-2020071 remove existing wooded trellis and to construct a 154 sq ft steel trellis remodel permits issued under permit #COM-1903584, 1903585, 1903586, 1903587, 1903588, 1903589, 1903590, 1903591,
transfer deck replacement BUILDING C and D
EPC - SHARED PLANS COM-2020057, COM-2020060, COM-2020066, COM-2020071 replace the existing transfer decks between Building A and B, B and C, and C and D were in need of replacement with new transfer decks. remodel permits issued under permit #COM-1903584, 1903585, 1903586, 1903587, 1903588, 1903589, 1903590, 1903591,
transfer deck replacement BUILDING B and C
EPC - SHARED PLANS COM-2020057, COM-2020060, COM-2020066, COM-2020071 replace the existing transfer decks between Building A and B, B and C, and C and D were in need of replacement with new transfer decks. remodel permits issued under permit #COM-1903584, 1903585, 1903586, 1903587, 1903588, 1903589, 1903590, 1903591,
transfer deck replacement BUILDING A and b
EPC - SHARED PLANS COM-2020057, COM-2020060, COM-2020066, COM-2020071 replace the existing transfer decks between Building A and B, B and C, and C and D were in need of replacement with new transfer decks. remodel permits issued under permit #COM-1903584, 1903585, 1903586, 1903587, 1903588, 1903589, 1903590, 1903591,
7600 Fruitridge Rd Apts
EPC Submittal - Shared Plans (8) Laundry BLD. Remodel of Apartment Building remodel existing laundry to include re-roof new interior and exterior finishes, new washer and dryer for accessibility.
7600 Fruitridge Rd Apts
EPC Submittal - Shared Plans (8) BLD F units 65-70. Remodel of Apartment Building - Renovation of existing dwelling units to include remodeling of units to meet accessibility requirements
7600 Fruitridge Rd Apts
EPC Submittal - Shared Plans (8) BLD E units 71-74. Apartment Building - Renovation of existing dwelling units to include remodeling of units to meet accessibility requirements
7600 Fruitridge Rd Apts
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.
Min. density 15 du/ac · FAR 0.35000000000000003–2
Source: City of Sacramento CDD, Zoning · Geography: zoning district polygon at parcel point · Source updated Nov 11, 2026 · Retrieved Nov 11, 2026
2.60 acres
Assessor's classification for assessment purposes. This is not zoning.
7600 FRUITRIDGE RD; 7600 FRUITRIDGE RD # 10 # 10; 7600 FRUITRIDGE RD # 1 # 1
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 027-0062-022-0000. 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.
| $52,068 |
| 0 vs 0 prior |
| Sun Light And Power | Plan revision / deferred submittal | 2 on parcel2 in ½ mi | $121,000 | 0 vs 0 prior |
| J And D Greenberg Enterprises | Plumbing / water heater / sewer | 2 on parcel2 in ½ mi | $18,627 | 3 vs 0 prior |
| Wright Construction Services | General repair | 1 on parcel1 in ½ mi | $61,959 | 0 vs 0 prior |
| United Valley | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $6,980 | 0 vs 0 prior |
| Americas Plumbing | HVAC / heat pump | 1 on parcel1 in ½ mi | $5,687 | 0 vs 0 prior |
| Jackson Properties Recent nearby: 5685 Power Inn Rd (Jun 28, 2024) | Commercial tenant improvement | 13 in ½ mi | $655,000 | 12 vs 23 prior−48% |
| Pacific Builders Recent nearby: 7201 Vandenberg Dr (Jan 27, 2020) | Remodel / interior alteration | 7 in ½ mi | $94,700 | 12 vs 26 prior−54% |
| 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) |
| Solar / battery storageOn this parcel | 3,950 | 0d | 3d | 8d | 27d | 2d |
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 Submittal - Shared Plans (8) BLD D. Remodel of Apartment Building - Renovation of existing dwelling units to include remodeling of units to meet accessibility requirements
7600 Fruitridge Rd Apts
EPC Submittal - Shared Plans (8) BLD C unites 17-32 Remodel of Apartment Building - Renovation of existing dwelling units to include remodeling of units to meet accessibility requirements
7600 Fruitridge Rd Apts
EPC Submittal - Shared Plans (8) BLD B units 33-48. Remodel of Apartment Building - Renovation of existing dwelling units to include remodeling of units to meet accessibility requirements
7600 Fruitridge Rd Apts
EPC Submittal - Shared Plans (8) BLD A Unite 49-64. Remodel of Apartment Building - Renovation of existing dwelling units to include remodeling of units to meet accessibility requirements. Plan reviewed and approved under main permit Com-1903584
7600 Fruitridge Rd Apts
EPC Submittal - Shared plans (8) Remodel of existing community building and all associated site work. Re-roof, interior and exterior paint and finishes, remodel of existing exterior shower for accessibility, modify path of travel for accessibility.
EPC Submittal - Remodel of Residential Building - Renovation of existing dwelling units to include remodeling of units to meet accessibility requirements
New PV System
Revision to COM-1706984: Relocating (2) PV panels from building F to building C, Revised interconnection method per SMUD. Increased number of structural attachment points.
electrical upgrades building F
EXPEDITED (shared plans for building A-F) - remove and replace like for like (1) 200amp msp, (6) residential meter mains and (1) house meter main
electrical upgrades building E
EXPEDITED (shared plans for building A-F) - remove and replace like for like (1) 200amp msp, (4) residential meter mains and (1) house meter main
electrical upgrades building D
EXPEDITED (shared plans for building A-F) - remove and replace like for like (1) 400 amp msp, (16) residential meter mains and (1) house meter main
electrical upgrades building C
EXPEDITED (shared plans for building A-F) - remove and replace like for like (1) 400 amp msp, (16) residential meter mains and (1) house meter main
electrical upgrades building B
EXPEDITED (shared plans for building A-F) - remove and replace like for like (1) 400 amp msp, (16) residential meter mains and (1) house meter main
electrical upgrades building A
EXPEDITED (shared plans for building A-F) - remove and replace like for like (1) 400 amp msp, (16) residential meter mains and (1) house meter main
New PV System
150.9kw Solar PV System, and 0gal Solar WH System (water heater installed null).
Water Heater
EXPEDITED - Laundry Building. Existing (2) 100 gallon gas water heater to remain. Add Four High Eff heat pump water heaters.
Water Heater
EXPEDITED - Building B. Existing 100 gallon gas water heater to remain. Add two High Eff heat pump water heaters.
Water Heater
EXPEDITED - Building A. Existing 100 gallon gas water heater to remain. Add two High Eff heat pump water heaters.