8178 Alpine Ave
Sacramento 95826 · Belvedere · City of Sacramento · Coordinates: 38.53481, -121.40578
Executive Verdict · Public-Records Synthesis
Zoned M-1S-SWR in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $389,000 ($342,000–$436,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$30,875 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Jul 17, 2023).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in Belvedere
13 substantial renovation & housing permits over 24 months (104.8 per 1,000 parcels vs. 30.4 citywide baseline) (#88 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Belvedere)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: reduced flood risk due to levee)
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)
- ! Delayed or open permit activity on this parcel
Remodel / interior alteration (COM-1917709): Issued after 4 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)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Capcon Warehouse Buildings (280 ft SW, fee estimate). Inspect timeline history before assuming near-term completion.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · HCD APR (½-mile radius)
- ! Year 1 Prop 13 tax reset (~$4,885/yr at $389,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$407/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:
- 110,642 sq ft (2.54 ac)
- Assessor use:
- Industrial · Warehouse · Distribution
- Tax rate area:
- 03118
- Addresses on lot:
- 8178 ALPINE AVE
Zoning & Land Use
M-1S-SWR — Light Industrial Zone (I)
2040 General Plan: Employment Mixed Use (FAR up to 1)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned M-1 (industrial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned M-1 (industrial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned M-1 (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: reduced flood risk due to levee (all 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: $342,000 – $436,000 · 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
- Capcon Warehouse Buildings (Fee estimate)280 ft SW
In "Fee estimate" for 8.8 yr (since Feb 8, 2018), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($1,782,784 declared valuation across 13 permits).
- Power Ridge Road Industrial (Fee estimate)0.28 mi S
In "Fee estimate" for 6.7 yr (since Feb 13, 2020), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($7,685,390 declared valuation across 2 permits).
- Maverik Gas Station (Fee estimate)0.38 mi N
In "Fee estimate" for 6.1 yr (since Oct 19, 2020), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($5,300,000 declared valuation across 3 permits).
- Remodel / interior alteration (COM-1917709) (Withdrawn)On this parcel
Issued after 4 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Entity-resolved builders & contractors in ½ mile: Sr Bray (2 on parcel, 2 in ½ mi · Remodel / interior alteration); Natcowest (1 on parcel, 1 in ½ mi · Roof replacement); Famand (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Champas Construction (8 in ½ mi · Commercial tenant improvement); William Construction (5 in ½ mi · Accessory dwelling unit (new or conversion)).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2311790 | Remodel / interior alteration | Expired Permit | Iss. Jul 17, 2023 | $20,609 | EPC - Like for like rooftop 5ton heat pump change out. |
| COM-2309180 | Roof replacement | Finaled | Iss. May 8, 2023 | $79,000 | E-Permit: Tear Off - No, Resheet - No, 1 layer(s), 98 squares of TPO Single Ply. CRRC: 0676-0038 |
| COM-2014563 | Remodel / interior alteration | Finaled | Iss. Aug 27, 2020 | $50,000 | EPC - Electrical Equipment Installation: 5 225A 208V Automatic Transfer Switches, 1 600A Distribution Panel and 1 600A 2… |
| COM-1917709 | Remodel / interior alteration | Withdrawn | Iss. Jan 22, 2020 | $35,000 | Install new service entrance at ATS and generator docking station |