Sacramento 95820 · Fruitridge Manor · APN 027-0098-001-0000 · City of Sacramento
Since October 2024 within ½ mile: 7 homes completed, 2 permitted, 1 proposed or in review (26 of them deed-restricted affordable); 1 commercial or mixed-use project.
10 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.
409 permits within ½ mile since October 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.
$405,000
Benchmark range: $356,000 – $454,000
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: permits located by parcel, ½ mile radius · Source updated Oct 1, 2026 · Retrieved Oct 22, 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 Oct 22, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Oct 26, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Oct 26, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Oct 26, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Oct 26, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Oct 26, 2026) · Zoning classes: our classification of R-1 as single-family 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 "Fee estimate" for 7.1 yr (since Sep 10, 2019), with no new permit record in 7.1 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 5.5 yr (since Apr 12, 2021), with no new permit record in 5.5 yr. · 161 units
In "Entitled" for 5.5 yr (since Apr 12, 2021), with no new permit record in 5.5 yr. · 39 units
In "Entitled" for 5 yr (since Oct 12, 2021), with no new permit record in 5 yr. · 1 unit
Nearby permit (9667e470aef27b1c49bbe233c80209c25c6b8c8f): 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 (9f3b5bc0ee3eeff8d95b23c32744ff5dae77e607): 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 (bc204216af93d731871dea27d572d15269df3380): 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 (8d4f8fd0a5049ad84a451b8dd152610d59b1f1f5): 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 (00752b967976ba79745776fb85f7053fd5c0b5c9): 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 (cc9d8e3ffc92c5ac29764bbc77609cd4605f4df3): 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 (facccf29bc00ddce8dd3e7f8c53bfefa6833453c): 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 (5e0b35d3eb46a1fba239491428b826156ea7bcf0): 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 (2b572cf1d9e5c8c6b62f98100272e2d96b13f71e): 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 (18f6ec24a3a4dc89b63d3cc8369562f445015a7a): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Latest published Zillow Home Value Index (ZHVI) update
Changed from $394,280 in September 2025 to $394,550 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95820 (not a parcel appraisal)
5214 Ortega St · 1 unit · $40,882 valuation
Records span Dec 11, 2025 to Apr 8, 2026 (3 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Plumbing / water heater / sewer permit issued (RES-2526302)
#: 24-029974 5536 FRUITRIDGE RD Permit to complete work commenced under RES-2509481
HSG Case# 24-029974.Continuation of expired permit# RES-2509481 to complete work. Valuation reduced to 25% of original valuation. Complete remodel including kitchen appliances, cabinets, flooring, lighting. Home has increased in square footage due to unpermitted additions including additional bathroom, additional living room. New windows, new doors. Remove unpermitted additions, keep covered patio, rough Electrical, Plumbing, Structural. · Declared valuation: $15,000
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
5523 22nd Ave · 1 unit · $80,000 valuation
Records span Mar 13, 2025 to Dec 16, 2025 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Plumbing / water heater / sewer permit application filed (RES-2526302)
#: 24-029974 5536 FRUITRIDGE RD Permit to complete work commenced under RES-2509481
HSG Case# 24-029974.Continuation of expired permit# RES-2509481 to complete work. Valuation reduced to 25% of original valuation. Complete remodel including kitchen appliances, cabinets, flooring, lighting. Home has increased in square footage due to unpermitted additions including additional bathroom, additional living room. New windows, new doors. Remove unpermitted additions, keep covered patio, rough Electrical, Plumbing, Structural. · Declared valuation: $15,000
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
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 →Active in "Entitled" for 3.8 yr (first record Jan 13, 2023) with no new permit activity recorded in 3.8 yr. High-impact scale (25 housing units, $5,026,521 declared valuation across 2 permits).
Active in "Entitled" for 5.5 yr (first record Apr 12, 2021) with no new permit activity recorded in 5.5 yr. High-impact scale (161 housing units across 0 permits).
Active in "Entitled" for 5.5 yr (first record Apr 12, 2021) with no new permit activity recorded in 5.5 yr. High-impact scale (39 housing units across 0 permits).
Active in "Entitled" for 3.2 yr (first record Aug 28, 2023) with no new permit activity recorded in 3.2 yr. High-impact scale (4 housing units across 0 permits).
Active in "Issued" for 2.2 yr (first record Aug 29, 2024) with no new permit activity recorded in 18 mo.
Active in "Entitled" for 5 yr (first record Oct 12, 2021) with no new permit activity recorded in 5 yr.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 1,634 parcels
+10.0% YoY
City baseline: 30.6 / 1k
21 in trailing 24m
Includes 6 ADUs
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 ($4,050/yr) + local voter-approved bond debt ($567/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$13,278/yr
Cash needed: $89,100
NOI: $11,297/yr
P&I: $2,048/mo
For $0/mo net cash flow
At $1,975/mo 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 | −$1,333/mo | -18.0% | $3,678/mo | −$1,302/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,975/mo | −$1,107/mo | -14.9% | $3,405/mo | −$963/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 | −$976/mo | -13.1% | $3,326/mo | −$705/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 ↗
Expired / withdrawn1 unitsApr 21, 2025 – Jun 27, 2025
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
#: 24-029974 5536 FRUITRIDGE RD Permit to complete work commenced under RES-2509481
HSG Case# 24-029974.Continuation of expired permit# RES-2509481 to complete work. Valuation reduced to 25% of original valuation. Complete remodel including kitchen appliances, cabinets, flooring, lighting. Home has increased in square footage due to unpermitted additions including additional bathroom, additional living room. New windows, new doors. Remove unpermitted additions, keep covered patio, rough Electrical, Plumbing, Structural.
HDB Case #24-029974 Corrective Action Permit
EPC - HDB Case #24-029974. COMPLY TO CODE A DETACHED ACCESSORY BUILDING, CONDITIONED, NOT A DWELLING, 427 S/F, THAT WAS BUILT AT BACK OF HOUSE WITHOUT APERMIT. THE UNPERMITTED BATHROOM AND KITCHEN WILL BE REMOVED. THE COVERED PATIO IS TO REMAIN, 233 S/F, BUT THE EXTERIOR WALLS OF THE COVERED PATIO ARE TO BE REMOVED TO COMPLY TO CODE PER COVERED PATIO REQUIREMENTS. NON HABITABLE.AN ADDRESS SHALL NOT BE ASSINGED TO THIS STRUCTURE. NOT FOR SLEEPING AND COOKING.
HSG Case# 24-029974. Complete remodel including kitchen appliances, cabinets, flooring, lighting.
HSG Case# 24-029974. Complete remodel including kitchen appliances, cabinets, flooring, lighting. MAIN HOUSE ONLY MINOR; Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994, are exempt). Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
VOID wrong permit type
VOID Wrong permit record type.
5536 Fruitridge Road res roof permit minor no plans
Roof Permit: Tear off and install 20 squares of 30 yr laminated dimensional composition roofing material. In-progress inspection required if 10 squares or greater. CF-6R-ENV-01 required at final inspection. CF-1R-ALT on file. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel (APN) · Source updated Oct 1, 2026 · Retrieved Oct 22, 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 Oct 26, 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 Oct 10, 2026 · Retrieved Oct 22, 2026
0.14 acres
Assessor's classification for assessment purposes. This is not zoning.
5536 FRUITRIDGE RD
Source: Sacramento County GIS, Parcels · Geography: parcel · Source updated Oct 25, 2026 · Retrieved Oct 25, 2026
Assessed values and limited building characteristics (Sacramento County Assessor)
Current roll value. This is assessed value, not market value.
Search by parcel number 027-0098-001-0000. 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.