Sacramento 95824 · Fruitridge Manor · APN 038-0041-004-0000 · 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 $378,000 ($333,000–$423,000).
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 122,404 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
Public building records show issued construction/renovation work on this parcel (10 total permits, latest Feb 27, 2025).
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.
$378,000
Benchmark range: $333,000 – $423,000
Remodel / interior alteration (COM-1600366): Issued after 3 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: Lemon Hill Apartments (0.2 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 (~$397/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: 6 homes completed, 5 permitted, 9 proposed or in review; 1 demolition; 1 commercial or mixed-use project.
17 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.
314 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 "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 7.1 yr (since Oct 8, 2019), with no new permit record in 7 yr. · 1 unit · $365,408 declared valuation
In "Entitled" for 5.5 yr (since Apr 28, 2021), with no new permit record in 5.5 yr. · 1 unit
In "Entitled" for 5.5 yr (since May 24, 2021), with no new permit record in 5.5 yr. · 28 units
In "Entitled" for 5.3 yr (since Jul 9, 2021), with no new permit record in 5.3 yr. · 1 unit
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 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 plumbing / water heater / sewer (6310 Sunrise South Dr): First appeared in published agency feed
Record RES-2622753 · 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 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
Nearby addition (adds square footage) (5901 65th St): Status changed from Issued to Finaled
Record RES-2409320 · 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 (6323 Pantano Dr): Status changed from Issued to Finaled
Record RES-2602932 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (5929 69th St): Status changed from Issued to Finaled
Record RES-2620917 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (6 Bluestone Ct): Status changed from Issued to Expired Permit
Record RES-2522166 · 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 hvac / heat pump (5844 Ortega St): Status changed from Issued to Finaled
Record RES-2618440 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (5947 64th St): First appeared in published agency feed
Record RES-2621838 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (6323 Pantano Dr): Status changed from Issued to Finaled
Record RES-2527276 · 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 5.5 yr (since May 24, 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 (28 housing units across 0 permits).
Issued after 3 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
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 "Entitled" for 4.5 yr (since May 18, 2022), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
In "Entitled" for 5.5 yr (since Apr 28, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
In "Entitled" for 8 yr (since Nov 28, 2018), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
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 |
|---|---|---|---|---|
| Intelligent Development | Commercial tenant improvement | 2 on parcel2 in ½ mi | $76,000 | 0 vs 0 prior |
| Western Roofing Group | Roof replacement | 2 on parcel2 in ½ mi | $39,150 | 0 vs 0 prior |
| Katzakian Cj Const | Remodel / interior alteration | 1 on parcel1 in ½ mi | $56,000 |
| 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 ($3,800/yr) + local voter-approved bond debt ($532/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.
−$13,101/yr
Cash needed: $83,600
NOI: $9,956/yr
P&I: $1,921/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 | −$1,299/mo | -18.6% | $3,469/mo | −$1,273/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,800/mo | −$1,092/mo | -15.7% | $3,211/mo | −$964/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 | −$973/mo | -14.0% | $3,136/mo | −$729/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 ↗
Revision to COM-2419442
EPC - Add a 3/4" CW copper line from the existing utility room through a hallway drop ceiling to the new ADA toilet room Add a t-bar ceiling in the new ADA toilet room for multiple existing and new water line access
6701 LEMON HILL
EPC - Convert an existing storage room into a disabled unisex restroom, correcting a deficiency resulting from prior cosmetic remodel work to the adjacent men's and women's restrooms. SEE REVISION COM-2504084 for plumbing and ceiling changes - 2/27/25 - NCB
remodel exterior
EPC - THIS PROJECT PERMIT WORK INVOLVES MAINTENANCE TO AN EXISTING GLASS WALL OF AN EXISTING FELLOWSHIP HALL WHICH REQUIRES REPLACEMENT OF THE ORIGINAL (1976 CONSTRUCTION) GLASS WALL SYSTEM DUE TO DRYROT AND OTHER DETERIORATION TO THE EXISTING FRAMING. THE EXISTING GLASS WALL SYSTEM DIMENSIONS AND STRUCTURAL SPANS WILL BE MAINTAINED THROUGHOUT. THERE WILL BE NO ADDITION OR SUBTRACTION TO ANY FLOOR AREA WITHIN THE PERMIT WORK AREA. ADDITIONALLY, A DISABLED ACCESS RAMP WILL BE ADDED AT THE EXISTING EXTERIOR DOOR OPENING FOR THE CONVENIENCE OF ANY FUTURE DISABLED OR PARTIALLY ABLE CONGREGANTS.
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 6 squares of TPO Single Ply. CRRC: 0676-0001
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 4 squares of Sheet Steel Roofing. CRRC: 0932-0010
6701 LEMON HILL AVE - PLUMBING
EXCAVATE UP TO 280 FT IN LENGTH AND 7.5FT IN DEPTH AT THE CITY CLEAN OUT TO REPLACE SEWER LINE, LIKE FOR LIKE NO STRUCTRUAL CHANGES If work is required within City Right of Way, the Applicant must apply for a construction encroachment permit and pay appropriate fees. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. ALL WORK SUBJECT TO FIELD INSPECTION Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994, are exempt).
REROOF
REROOF- (METAL) Tear off existing metal roofing material and will replace with metal roofing / HIgh Temp Ice Water Shield, 75 squares total will be reroofed.
Revision
Revision to Com-1620533. Revised locations of vanities in the men's restroom, revised location of drinking fountain and door to restroom.
bathroom remodels/drinking fountain/ADA REPLACES COM-1600366
refurbish 3 restrooms to include new toilets, partitions, countertops, wall finishes, floor finishes. Remove existing drinking fountain and install (2) drinking fountains in new location with new alcove. Repair walkway at back entrance, install new curb ramps at accessible parking spaces. Hardship for Accessibility document submitted.REPLACES COM-1600366
bathroom remodels/drinking fountain/ADA
refurbish 3 restrooms to include new toilets, partitions, countertops, wall finishes, floor finishes. Remove existing drinking fountain and install (2) drinking fountains in new location with new alcove. Repair walkway at back entrance, install new curb ramps at accessible parking spaces. Hardship for Accessibility document submitted.
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
2.81 acres
Assessor's classification for assessment purposes. This is not zoning.
6701 LEMON HILL 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 038-0041-004-0000. 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.
| Nor Cal Roofing | Roof replacement | 1 on parcel1 in ½ mi | $25,000 | 0 vs 0 prior |
| Americas Plumbing | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $21,424 | 0 vs 0 prior |
| Landon W Roberts Construction Recent nearby: 6316 Lemon Hill Ave (Sep 18, 2025) | Addition (adds square footage) | 5 in ½ mi | $202,000 | 5 vs 0 prior |
| 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 |
| Tu Construction Recent nearby: 16 Gold Moon Ct (May 12, 2021) | New single-family home | 4 in ½ mi | $1,161,510 | 0 vs 0 prior |
| Diaz Construction Recent nearby: 6241 Ring Dr (Jun 28, 2021) | Accessory dwelling unit (new or conversion) | 4 in ½ mi | $333,353 | 1 vs 0 prior |
| Rose Remodeling Recent nearby: 5857 Ortega St (May 27, 2026) | Remodel / interior alteration | 4 in ½ mi | $67,762 | 86 vs 76 prior+13% |
| 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) |
| 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.