8635 Fruitridge Rd
Sacramento 95826 · New Brighton · City of Sacramento · Coordinates: 38.52855, -121.38012
Executive Verdict · Public-Records Synthesis
Zoned M-2S in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $386,000 ($340,000–$432,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$28,080 contributory est.)
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)
- ✓ Above-average reinvestment in New Brighton
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)
- ✓ Active nearby investment (Mitsubishi Warehouse/Office)
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)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: 0.2% annual chance flood hazard (shaded X))
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)
- ! Delayed or open permit activity on this parcel
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)
- ! Year 1 Prop 13 tax reset (~$4,850/yr at $386,000)
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
Parcel & Assessor
- Lot size:
- 7,684,420 sq ft (176.41 ac)
- Assessor use:
- Industrial · Light · Processing
- Tax rate area:
- 03176
- Addresses on lot:
- 8635 FRUITRIDGE RD; 8751 FRUITRIDGE RD; 8775 FRUITRIDGE RD
Zoning & Land Use
M-2S — Heavy Industrial Zone (I)
2040 General Plan: Industrial Mixed Use (FAR up to 1)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned M-2 (industrial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned M-2 (industrial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned M-2 (industrial), not a single-family residential zone.
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: 0.2% annual chance flood hazard (shaded X) (about 99% of the lot) · FIRM panel 06067C0195H, 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: $340,000 – $432,000 · Status: Off market
HUD Small Area FMR (ZIP 95826) · FY 2026
Studio $1,690 · 1BR $1,770 · 2BR $2,180 · 3BR $2,900 · 4BR $3,350
Developments Deserving Closer Investigation & Active Area Builders
- Solar / battery storage (COM-1915808) (Estimate)On this parcel
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).
- Mitsubishi Warehouse/Office (Finaled / completed)0.31 mi SW
High-impact scale ($21,657,933 declared valuation across 11 permits).
- Thatcher Phase II (Finaled / completed)0.44 mi SW
High-impact scale ($12,500,000 declared valuation across 32 permits).
Entity-resolved builders & contractors in ½ mile: Barnum And Celillo Electric (4 on parcel, 4 in ½ mi · Electrical / panel); Chavez Fencing (2 on parcel, 2 in ½ mi · Solar / battery storage); Valley Solar (1 on parcel, 1 in ½ mi · Solar / battery storage); Buzz Oates Construction (10 in ½ mi · Commercial tenant improvement); Burdette Construction (9 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2204418 | Electrical / panel | Finaled | Iss. Mar 1, 2022 | $1,500 | C/O EXISITNG 200 AMP RISER FOR SMUD TO RE-CONNECT, REPLAC NEW, LIKE FOR LIKE. Carbon monoxide & Smoke alarms required. … |
| COM-2126681 | Solar / battery storage | Finaled | Iss. Jan 25, 2022 | $117,600 | EPC - 23.7kw Solar PV System, and 0gal Solar WH System (water heater installed null). |
| COM-2023707 | Electrical / panel | Finaled | Iss. Dec 23, 2020 | $3,000 | H# 20-022117- Repair service riser. Damaged when truck snagged SMUD service drop. |
| COM-1919670 | Solar / battery storage | Finaled | Iss. Nov 21, 2019 | $70,192 | Installation of a 10 foot tall, low voltage, 12 volt DC Battery / Solar Powered, Security fence inside the perimeter fe… |
| COM-1915808 |