Sacramento 95826 · New Brighton · APN 061-0180-050-0000 · City of Sacramento
Zoned M-2S in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $386,000 ($340,000–$432,000).
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Mar 1, 2022).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
4 substantial renovation & housing permits over 24 months (37.7 per 1,000 parcels vs. 30.4 citywide baseline) (#100 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (New Brighton)
0.31 mi SW in "Finaled / completed" stage — High-impact scale ($21,657,933 declared valuation across 11 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · HCD APR (½-mile radius)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$386,000
Benchmark range: $340,000 – $432,000
about 99% of the lot of the parcel intersects Zone X: 0.2% annual chance flood hazard (shaded X). Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
Solar / battery storage (COM-1915808): Pending in review for 7.2 yr — slower than 90% of solar / battery storage permits in City of Sacramento (median 3d, 90th pct 27d, n=3,950).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$404/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 commercial or mixed-use project.
1 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.
24 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.
No ADU or new-home permits recorded within ¼ mile in this window.
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 M-2 as industrial, 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.
Nearby commercial tenant improvement (5720 Alder Ave): Status changed from Issued to Expired Permit
Record COM-2426580 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby other (8625 Unsworth Ave): First appeared in published agency feed
Record COM-2621929 · 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 $465,625 in September 2025 to $462,374 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95826 (not a parcel appraisal)
Annual ZIP 95826 home-value index checkpoint
Changed from $480,304 in September 2024 to $465,625 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95826 (not a parcel appraisal)
5555 Florin Perkins Rd · $68,750 valuation
Records span Jul 2, 2025 to Aug 27, 2025 (4 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Annual ZIP 95826 home-value index checkpoint
Changed from $467,145 in September 2023 to $480,304 in September 2024.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95826 (not a parcel appraisal)
Annual ZIP 95826 home-value index checkpoint
Changed from $492,216 in September 2022 to $467,145 in September 2023.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95826 (not a parcel appraisal)
Annual ZIP 95826 home-value index checkpoint
Changed from $445,301 in September 2021 to $492,216 in September 2022.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95826 (not a parcel appraisal)
Electrical / panel permit issued (COM-2204418)
8635 FRUITRIDGE RD - ELECTRICAL
C/O EXISITNG 200 AMP RISER FOR SMUD TO RE-CONNECT, REPLAC NEW, LIKE FOR LIKE. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. · Declared valuation: $1,500 · Contractor: Barnum & Celillo Electric Inc
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Electrical / panel permit application filed (COM-2204418)
8635 FRUITRIDGE RD - ELECTRICAL
C/O EXISITNG 200 AMP RISER FOR SMUD TO RE-CONNECT, REPLAC NEW, LIKE FOR LIKE. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. · Declared valuation: $1,500 · Contractor: Barnum & Celillo Electric Inc
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Solar / battery storage permit issued (COM-2126681)
23.7 KW SOLAR GROUND MOUNT
EPC - 23.7kw Solar PV System, and 0gal Solar WH System (water heater installed null). · Declared valuation: $117,600 · Contractor: Valley Solar Inc
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Solar / battery storage permit application filed (COM-2126681)
23.7 KW SOLAR GROUND MOUNT
EPC - 23.7kw Solar PV System, and 0gal Solar WH System (water heater installed null). · Declared valuation: $117,600 · Contractor: Valley Solar Inc
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Annual ZIP 95826 home-value index checkpoint
Changed from $360,886 in September 2020 to $445,301 in September 2021.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95826 (not a parcel appraisal)
Electrical / panel permit application filed (COM-2023707)
Current status: Finaled
H# 20-022117- Repair service riser. Damaged when truck snagged SMUD service drop. · Declared valuation: $3,000 · Contractor: Barnum & Celillo Electric Inc
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Electrical / panel permit issued (COM-2023707)
Recorded status: Finaled
H# 20-022117- Repair service riser. Damaged when truck snagged SMUD service drop. · Declared valuation: $3,000 · Contractor: Barnum & Celillo Electric Inc
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 →Pending in review for 7.2 yr — slower than 90% of solar / battery storage permits in City of Sacramento (median 3d, 90th pct 27d, n=3,950).
High-impact scale ($21,657,933 declared valuation across 11 permits).
High-impact scale ($12,500,000 declared valuation across 32 permits).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 106 parcels
Small prior baseline
City baseline: 30.4 / 1k
4 in trailing 24m
Includes 0 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Barnum And Celillo Electric | Electrical / panel | 4 on parcel4 in ½ mi | $12,000 | 2 vs 1 prior |
| Chavez Fencing | Solar / battery storage | 2 on parcel2 in ½ mi | $140,384 | 0 vs 0 prior |
| Valley Solar | Solar / battery storage | 1 on parcel1 in ½ mi | $117,600 | 0 |
| 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 95826
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 ($3,850/yr) + local voter-approved bond debt ($539/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.
−$9,979/yr
Cash needed: $84,700
NOI: $13,382/yr
P&I: $1,947/mo
For $0/mo net cash flow
At $2,175/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 | $2,001/mo | −$1,082/mo | -15.3% | $3,511/mo | −$1,041/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,175/mo | −$832/mo | -11.8% | $3,249/mo | −$668/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,306/mo | −$688/mo | -9.7% | $3,174/mo | −$383/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 ↗
8635 FRUITRIDGE RD - ELECTRICAL
C/O EXISITNG 200 AMP RISER FOR SMUD TO RE-CONNECT, REPLAC NEW, LIKE FOR LIKE. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
23.7 KW SOLAR GROUND MOUNT
EPC - 23.7kw Solar PV System, and 0gal Solar WH System (water heater installed null).
H# 20-022117- Repair service riser. Damaged when truck snagged SMUD service drop.
8635 Fruitridge - Security Fence
Installation of a 10 foot tall, low voltage, 12 volt DC Battery / Solar Powered, Security fence inside the perimeter fence (ESTIMATE ONLY) @ 6501 Linear Feet
Security Fence
Installation of a 10 foot tall, low voltage, 12 volt DC Battery / Solar Powered, Security fence inside the perimeter fence (ESTIMATE ONLY) @ 6501 Linear Feet
Remount Service Panel to Pole Due to Wind Damage
Remount 100a Service Panel to Pole Due Collapse from Wind Damage.
Electrical panel repair/Riser repair.
Repair damage to the electrical panel and riser due to vehicle damage.
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
176.41 acres
Assessor's classification for assessment purposes. This is not zoning.
8635 FRUITRIDGE RD; 8751 FRUITRIDGE RD; 8775 FRUITRIDGE RD
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 061-0180-050-0000. 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.
| Buzz Oates Construction Recent nearby: 8670 Fruitridge Rd 200 (Apr 26, 2018) | Commercial tenant improvement | 10 in ½ mi | $23,423,636 | 9 vs 5 prior |
| Burdette Construction Recent nearby: 5701 88th St (Dec 28, 2020) | Commercial tenant improvement | 9 in ½ mi | $2,726,000 | 0 vs 2 prior |
| Furst Construction Recent nearby: 8625 Unsworth Ave (Sep 29, 2022) | Commercial tenant improvement | 6 in ½ mi | $20,159,000 | 0 vs 0 prior |
| West Fork Construction Recent nearby: 6050 Warehouse Way (Jan 12, 2018) | Remodel / interior alteration | 5 in ½ mi | $62,300 | 0 vs 0 prior |
| Seegert Construction Recent nearby: 5555 Florin Perkins Rd (Aug 27, 2025) | New commercial / non-residential building | 4 in ½ mi | $275,000 | 4 vs 0 prior |
| Mark Iii Construction Recent nearby: 5000 Warehouse Way (Jun 15, 2021) | Remodel / interior alteration | 4 in ½ mi | $254,676 | 2 vs 4 prior |
| Material Handling Recent nearby: 6100 Warehouse Way (Mar 6, 2024) | Commercial tenant improvement | 4 in ½ mi | $44,777 | 6 vs 3 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) |
| 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.