Sacramento 95828 · Florin Fruitridge Industrial Park · APN 062-0060-092-0000 · City of Sacramento
Zoned M-2S in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $348,000 ($306,000–$390,000).
On-parcel permit history is indexed through Mar 6, 2026, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
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)
about 88% of the lot of the parcel intersects Zone X: minimal flood hazard. 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.
$348,000
Benchmark range: $306,000 – $390,000
Roof replacement (COM-2519582): Issued after 4 mo — slower than 90% of roof replacement permits in City of Sacramento (median 0d, 90th pct 2d, n=19,072).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: New commercial building at 0 Unknown (0.31 mi W, 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)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$368/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.
54 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.
In "Fee estimate" for 8.3 yr (since Aug 6, 2018), with no new permit record in 8.3 yr. · $7,852,109 declared valuation
In "In review" for 4.9 yr (since Dec 20, 2021), with no new permit record in 15 mo. · $900,000 declared valuation
Nearby other (6050 88th St): Status changed from Verify to Issued
Record COM-2619089 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby other (6050 88th St): Issued date changed from (blank) to 2026-10-05
Record COM-2619089 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (8836 Elder Creek Rd B): Status changed from Plan Check Wait to Plan Check Target
Record COM-2617939 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (8836 Elder Creek Rd B): Parcel number changed from 06400200810006 to 06400200810005
Record COM-2617939 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby fire alarm / sprinkler (6300 S Watt Ave): Status changed from Plan Check Wait to Issued
Record COM-2620277 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby fire alarm / sprinkler (6300 S Watt Ave): Issued date changed from (blank) to 2026-10-23
Record COM-2620277 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby fire alarm / sprinkler (6300 S Watt Ave): Project name changed from fire equipment to Fire Equipment
Record COM-2620277 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (5980 88th St 100): Status changed from Issued to Expired Permit
Record COM-2512620 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (8842 Elder Creek Rd D): First appeared in published agency feed
Record COM-2623170 · 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 $449,112 in September 2025 to $449,666 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95828 (not a parcel appraisal)
Plan revision / deferred submittal permit application filed (COM-2604432)
REVISION TO COM-2510590
EPC - REVISION TO COM-2510590: REVISED COVERSHEET AND STRUCTURAL DETAILS PER SHEET S1
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Roof replacement permit issued (COM-2519582)
HVAC C/O
EPC - Like for like changeout of existing HVAC package units on the roof. · Declared valuation: $39,770 · Contractor: Cooper Oates Air Conditioning Inc
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Annual ZIP 95828 home-value index checkpoint
Changed from $462,484 in September 2024 to $449,112 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95828 (not a parcel appraisal)
Roof replacement permit application filed (COM-2519582)
HVAC C/O
EPC - Like for like changeout of existing HVAC package units on the roof. · Declared valuation: $39,770 · Contractor: Cooper Oates Air Conditioning Inc
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
8810 Elder Creek Rd · $900,000 valuation
Records span Dec 20, 2021 to Aug 12, 2025 (5 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project 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 "Fee estimate" for 8.3 yr (since Aug 6, 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 ($7,852,109 declared valuation across 1 permit).
In "In review" for 4.9 yr (since Dec 20, 2021), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($900,000 declared valuation across 5 permits).
Issued after 4 mo — slower than 90% of roof replacement permits in City of Sacramento (median 0d, 90th pct 2d, n=19,072).
Issued after 2 mo — slower than 90% of roof replacement permits in City of Sacramento (median 0d, 90th pct 2d, n=19,072).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 264 parcels
−23.1% YoY
City baseline: 30.4 / 1k
46 in trailing 24m
Includes 0 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Blueline Associates | Remodel / interior alteration | 1 on parcel2 in ½ mi | $1,336,014 | 3 vs 0 prior |
| Cooper Oates Air Conditioning | Roof replacement | 2 on parcel2 in ½ mi | $79,540 | 1 vs 1 prior |
| Buzz Oates Construction Recent nearby: 24 Wayne Ct (May 19, 2022) | Commercial tenant improvement | 12 in ½ mi |
| 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 95828
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 ($3,500/yr) + local voter-approved bond debt ($490/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.
−$8,153/yr
Cash needed: $77,000
NOI: $13,085/yr
P&I: $1,770/mo
For $0/mo net cash flow
At $2,100/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 | $1,932/mo | −$921/mo | -14.3% | $3,217/mo | −$880/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,100/mo | −$679/mo | -10.6% | $2,978/mo | −$520/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,226/mo | −$541/mo | -8.4% | $2,909/mo | −$246/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-2510590
EPC - REVISION TO COM-2510590: REVISED COVERSHEET AND STRUCTURAL DETAILS PER SHEET S1
HVAC C/O
EPC - Like for like changeout of existing HVAC package units on the roof.
43rd Roof Repair
EPC - Repair existing roof joist hangers for entire existing building. SEE REVISION COM-2604432: REVISED COVER SHEET AND STRUCTURAL DETAILS PER SHEET S1
HVAC CHANGE OUT
EPC - Like for like changeout of 2 HVAC package units on the roof.
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
6.02 acres
Assessor's classification for assessment purposes. This is not zoning.
8920 43RD 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 062-0060-092-0000. 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.
| $22,936,891 |
| 9 vs 5 prior |
| Sisler And Sisler Construction Recent nearby: 1 Light Sky Ct (Oct 24, 2019) | Commercial tenant improvement | 6 in ½ mi | $3,147,350 | 0 vs 1 prior |
| Dynamic Trades Merged: Dynamic Trades Inc · DYNAMIC TRADES INC Recent nearby: 4 Wayne Ct 1 (Mar 16, 2021) | New commercial / non-residential building | 5 in ½ mi | $10,736,000 | 1 vs 4 prior |
| Deacon Construction Recent nearby: 5909 88th St (Aug 10, 2022) | Addition (adds square footage) | 4 in ½ mi | $2,050,000 | 12 vs 11 prior+9% |
| Nor Cal Home Improvements Recent nearby: 5 Wayne Ct (May 31, 2023) | Remodel / interior alteration | 3 in ½ mi | $1,635,306 | 0 vs 1 prior |
| Jag Construction Recent nearby: 6050 88th St (May 26, 2022) | New garage / accessory structure | 3 in ½ mi | $1,271,584 | 0 vs 0 prior |
| Jd Rodli Construction Recent nearby: 8880 Elder Creek Rd 110 (Jul 7, 2023) | Commercial tenant improvement | 3 in ½ mi | $971,772 | 0 vs 6 prior |
| Jp Construction Recent nearby: 6230 88th St (Mar 28, 2024) | Addition (adds square footage) | 3 in ½ mi | $749,967 | 1 vs 4 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) |
| 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.