5701 Velma Way
Sacramento 95824 · Fruitridge Manor · City of Sacramento · Coordinates: 38.52304, -121.43867
Executive Verdict · Public-Records Synthesis
Zoned R-1 in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $379,000 ($334,000–$424,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 7,841 sq ft lot. Local precedent is active with 2 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$12,000 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Jun 11, 2025).
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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: San Juan Apartments (0.32 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)
- ! Year 1 Prop 13 tax reset (~$4,771/yr at $379,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$398/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:
- 7,841 sq ft (0.18 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03016
- Addresses on lot:
- 5701 VELMA WAY
Zoning & Land Use
R-1 — Single-Unit Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R-1 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned R-1, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R-1, a single-family residential zone. The lot is 7,841 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.
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: $334,000 – $424,000 · 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)0.32 mi W
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).
- Young Street 4 Unit Apartments (Entitled)0.23 mi W
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).
- 5501 27th St ADU (Entitled)0.31 mi NW
In "Entitled" for 5.1 yr (since Oct 12, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- Accessory dwelling unit at 5817 63rd St (Issued)0.45 mi E
Active in "Issued" for 15 mo (first record Aug 12, 2025) with no new permit activity recorded in 10 mo. current_status changed to "Finaled" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Chief Pool Plastering (2 on parcel, 2 in ½ mi · General repair); Norcal Wired Electrical Services (1 on parcel, 1 in ½ mi · Electrical / panel); Jaguar Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Stuart James Construction (7 in ½ mi · Remodel / interior alteration); Pacific Builders (5 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2512164 | Electrical / panel | Finaled | Iss. Jun 11, 2025 | $6,000 | Rewiring whole house, installing new receptacles and switches. Carbon monoxide & Smoke alarms required. Reference CRC se… |
| RES-2021186 | HVAC / heat pump | Finaled | Iss. Nov 16, 2020 | $4,180 | Change-out Furnace Only (Split System) to Furnace Only (Split System). The existing unit shall be removed. The new unit … |
| RES-1618551 | Pool / spa | Finaled | Iss. Nov 17, 2016 | $5,200 | Pool re Plaster: Re-plaster of backyard pool and spa (Approx. 522 Square Ft). Carbon monoxide & Smoke alarms required. R… |
| RES-1618548 | General repair | Withdrawn | App. Nov 17, 2016 | $5,200 | Pool Re plaster: Re-plaster of backyard pool and spa ( approx. 522 sq, ft.) Carbon monoxide & Smoke alarms required. R… |