Sacramento 95824 · Fruitridge Manor · APN 027-0182-015-0000 · City of Sacramento
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 $356,000 ($313,000–$399,000).
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 5,227 sq ft lot. Local precedent is active with 1 ADU permit within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
On-parcel permit history is indexed through Aug 12, 2019, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
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.
$356,000
Benchmark range: $313,000 – $399,000
Closest lead: San Juan Apartments (0.43 mi NW, 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 (~$376/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: 1 homes completed, 4 permitted, 1 proposed or in review.
8 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.
343 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-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 9.2 yr (since Aug 21, 2017), with no new permit record in 9.2 yr. · 2 units · $321,453 declared valuation
In "Fee estimate" for 7.7 yr (since Mar 5, 2019), with no new permit record in 6.8 yr. · $386,650 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 5.3 yr (since Jul 9, 2021), with no new permit record in 5.3 yr. · 1 unit
In "Entitled" for 3.8 yr (since Jan 13, 2023), with no new permit record in 3.8 yr. · 25 units · $5,026,521 declared valuation
In "Entitled" for 3.2 yr (since Aug 28, 2023), with no new permit record in 3.2 yr. · 4 units
Nearby solar / battery storage (5942 Ortega St): Status changed from Issued to Finaled
Record RES-2620902 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (6031 40th Ave): First appeared in published agency feed
Record RES-2623707 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (6340 Jansen Dr): First appeared in published agency feed
Record RES-2623829 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (5855 62nd St): First appeared in published agency feed
Record RES-2622739 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (6344 Jansen Dr): First appeared in published agency feed
Record RES-2623820 · 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
Nearby electrical / panel (6340 Jansen Dr): First appeared in published agency feed
Record RES-2622189 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (5857 Ortega St): Status changed from Issued to Finaled
Record RES-2620904 · 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-2623016 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (6241 Mcmahon Dr): Status changed from Issued to Finaled
Record RES-2618651 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2516958 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (5847 61st St): Status changed from Issued to Finaled
Record RES-2614043 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (5641 53rd St): Status changed from Process Wait to Issued
Record COM-2422289 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (5641 53rd St): Issued date changed from (blank) to 2026-10-22
Record COM-2422289 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (5641 53rd St): Description text was updated
Record COM-2422289 · 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 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).
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.
In "Entitled" for 21 mo (since Feb 18, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
Active in "Issued" for 5.3 yr (first record Jul 20, 2021) with no new permit activity recorded in 6 mo. work_desc changed to "Permit to Complete Work Commenced Under Expired permit RES-2007360:ADDITION: EPC - ADDITION OF 228 SQUARE FEET AT FRONT OF HOUSE; FRONT COVERED PATIO @ 28 SF CONVERSION OF AN EXISTING FAMILY ROOM INTO A FORTH BEDROOM. NEW TILE AND FIXTURES AT BATH 1 & M/ BATH. KITCHEN REMODEL. NEW A/C TO BE LOCATED IN THE ATTIC. UPDATE PLUMBING AND ELECTRICAL FIXTURES THROUGHOUT NEW 30 YEAR COMP. ROOFING UPDATE EXISTING WINDOWS; WATER FIXTURES TO BE ENERGY EFFICIENT WITH SMOKE AND CARBON MONOXIDE DETECTORS REQUIRED. SEE REVISION RES-2308460: leave existing roof framing over bedroom one. Omit proposed beam over hallway and bedroom 2. REVISION RES-2622555: See list for full details, floor layout change, revised window/door layout, water heater relocation, updated demo scope, updated title 24." in snapshot Nov 1, 2026.
In "Fee estimate" for 9.2 yr (since Aug 21, 2017), exceeding the 184d median and 575d 90th percentile for new duplex / half-plex permits in City of Sacramento (n=115).
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 |
|---|---|---|---|---|
| Residential Roofing | Roof replacement | 1 on parcel1 in ½ mi | $15,000 | 0 vs 0 prior |
| Barnett Heating And Air | Roof replacement | 1 on parcel1 in ½ mi | $10,040 | 0 vs 0 prior |
| Stuart James Construction Recent nearby: 5625 Stockton Blvd (Sep 13, 2022) | Remodel / interior alteration | 7 in ½ mi | $5,245,091 |
| 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 ($5,735/yr) + local voter-approved bond debt ($803/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.
Statutory notes: Under CA Gov. Code § 66324 (SB 13), local agencies cannot impose development impact fees on ADUs under 750 sq ft (plan-check, school district fees ≥500 sq ft, and utility connection fees still apply). Under CA Rev. & Tax. Code § 71, building an ADU triggers a supplemental assessment on the new construction value without reassessing the existing dwelling or land. Newly built ADUs also carry a rolling 15-year exemption from statewide AB 1482 rent caps from certificate of occupancy.
−$16,406/yr
Cash needed: $132,725
NOI: $20,678/yr
P&I: $3,090/mo
For $0/mo net cash flow
At $3,250/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 | $2,990/mo | −$1,741/mo | -15.7% | $5,420/mo | −$1,671/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,250/mo | −$1,367/mo | -12.4% | $5,016/mo | −$1,113/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $3,445/mo | −$1,153/mo | -10.4% | $4,900/mo | −$689/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 ↗
New install/New location Split System. A unit will be installed in a new location. This unit will be fully screened behind a solid fence or alternatively behind shrubs or buildings providing screening resulting in the unit not being visible from any street views. Roof top installations will be located on back roof slopes and below ridge lines, and not visible from street views.
Reroof
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 31 squares of 30yr Laminated Dimensional Composition. CRRC: 0890-0012. 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 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
0.12 acres
Assessor's classification for assessment purposes. This is not zoning.
5525 38TH AVE
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 027-0182-015-0000. 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.
| 3 vs 0 prior |
| Pacific Builders Recent nearby: 5531 33rd Ave (Feb 3, 2022) | Commercial tenant improvement | 5 in ½ mi | $462,500 | 12 vs 26 prior−54% |
| Greg Dedrick Recent nearby: 6322 38th Ave (May 6, 2026) | Accessory dwelling unit (new or conversion) | 5 in ½ mi | $158,093 | 3 vs 0 prior |
| Island Builder Recent nearby: 5633 Stockton Blvd (Jun 5, 2024) | Commercial tenant improvement | 4 in ½ mi | $330,000 | 2 vs 4 prior |
| Sunseri Construction Recent nearby: 5300 Young St (Jul 11, 2024) | New multifamily / condos / mixed-use | 3 in ½ mi | $7,243,893 | 2 vs 3 prior |
| Marketone Builders Recent nearby: 6145 Stockton Blvd (Jan 23, 2020) | New commercial / non-residential building | 3 in ½ mi | $6,280,351 | 10 vs 13 prior−23% |
| Carpenters Painting Recent nearby: 5626 53rd St (Jun 14, 2019) | Remodel / interior alteration | 3 in ½ mi | $47,500 | 0 vs 0 prior |
| Ceja Construction Services Recent nearby: 6200 28th Ave (Feb 5, 2021) | Accessory dwelling unit (new or conversion) | 2 in ½ mi | $79,367 | 5 vs 2 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 alteration | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvement | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| Roof replacementOn this parcel | 19,072 | 0d | 0d | 0d | 2d | 0d |
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.