8550 Unsworth Ave
Sacramento 95828 · Florin Fruitridge Industrial Park · City of Sacramento · Coordinates: 38.52125, -121.38832
Executive Verdict · Public-Records Synthesis
Zoned M-2S in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $378,000 ($333,000–$423,000).
Upsides & Opportunities
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Jan 18, 2024, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in Florin Fruitridge Industrial Park
46 substantial renovation & housing permits over 24 months (174.2 per 1,000 parcels vs. 30.4 citywide baseline) (#40 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Florin Fruitridge Industrial Park)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: 0.2% annual chance flood hazard (shaded X))
all 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
Commercial tenant improvement (COM-2106497): Issued after 5 mo (2.3× the 63d median) — above the 75th percentile for commercial tenant improvement permits in City of Sacramento (median 63d, 75th pct 119d, n=2,366).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: Sac City Commissary (0.13 mi NW, in review). 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 (~$4,759/yr at $378,000)
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
Parcel & Assessor
- Lot size:
- 17,424 sq ft (0.40 ac)
- Assessor use:
- Industrial · Light · Contractor Yard
- Tax rate area:
- 03372
- Addresses on lot:
- 8550 UNSWORTH AVE
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) (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: $333,000 – $423,000 · Status: Off market
HUD Small Area FMR (ZIP 95828) · FY 2026
Studio $1,630 · 1BR $1,710 · 2BR $2,100 · 3BR $2,800 · 4BR $3,220
Developments Deserving Closer Investigation & Active Area Builders
- Commercial tenant improvement (COM-2106497) (Certificate of Occupancy)On this parcel
Issued after 5 mo (2.3× the 63d median) — above the 75th percentile for commercial tenant improvement permits in City of Sacramento (median 63d, 75th pct 119d, n=2,366).
- Sac City Commissary (In review)0.13 mi NW
In "In review" for 4 mo (since Jul 23, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657).
- Atlas Disposal Facility (Finaled / completed)0.16 mi NE
High-impact scale ($2,993,548 declared valuation across 4 permits).
- Thatcher Phase II (Finaled / completed)0.26 mi NE
High-impact scale ($12,500,000 declared valuation across 32 permits).
Entity-resolved builders & contractors in ½ mile: Mack Construction (1 on parcel, 1 in ½ mi · Commercial tenant improvement); All Construction Services (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Buzz Oates Construction (19 in ½ mi · Commercial tenant improvement); Furst Construction (6 in ½ mi · Commercial tenant improvement); Marketone Builders (5 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2325753 | Commercial tenant improvement | Finaled | Iss. Jan 18, 2024 | $5,000 | EPC - CANNABIS -- COMMERICAL REMODEL FOR CANNABIS DELIVERY TO INCLUDE NEW DOOR AND WALLS 200 sq ft - PLNG-INSP |
| COM-2106497 | Commercial tenant improvement | Certificate of Occupancy | Iss. Aug 20, 2021 | $6,500 | EPC - CANNABIS REMODEL OF 1940 SQ FT WAREHOUSE TO DELIVERY. COMMERICAL REMODEL FOR CANNABIS WAREHOUSE TO INCLUDE NEW DO… |
| COM-1815479 | Commercial tenant improvement | Certificate of Occupancy | Iss. Oct 19, 2018 | $5,000 | UNABLE TO DETERMINE PREVIOUS OCCUPANCY to establish occupancy for cannabis manufacturing and distribution. not proposin… |