6300 S Watt Ave
Sacramento 95829 · Florin Fruitridge Industrial Park · City of Sacramento · Coordinates: 38.51215, -121.37111
Executive Verdict · Public-Records Synthesis
Zoned M-2S in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $587,000 ($517,000–$657,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$144,000 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Oct 23, 2026).
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: minimal flood hazard)
about 80% 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)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: HP Communication (0.32 mi SW, 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 (~$7,142/yr at $587,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$595/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:
- 506,167 sq ft (11.62 ac)
- Assessor use:
- Industrial · Warehouse · Other
- Tax rate area:
- 03267
- Addresses on lot:
- 6300 S WATT 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: minimal flood hazard (about 80% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 20% of the lot) · FIRM panel 06067C0215H, 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: $517,000 – $657,000 · Status: Off market
HUD Small Area FMR (ZIP 95829) · FY 2026
Studio $2,110 · 1BR $2,210 · 2BR $2,720 · 3BR $3,620 · 4BR $4,170
Developments Deserving Closer Investigation & Active Area Builders
- HP Communication (In review)0.32 mi SW
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).
- New commercial building at 0 Unknown (Fee estimate)0.35 mi NW
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).
- Cold Shell Buildings (Applied)0.46 mi SW
issued_date changed to "2026-10-02" in snapshot Nov 1, 2026.
- Commerical Building (Finaled / completed)0.45 mi SW
High-impact scale ($1,198,480 declared valuation across 9 permits).
Entity-resolved builders & contractors in ½ mile: Aaa Roofing And Waterproofing (2 on parcel, 2 in ½ mi · Roof replacement); Cooper Oates Air Conditioning (2 on parcel, 2 in ½ mi · Roof replacement); Blueline Associates (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Api Group Life Safety USA (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler); Buzz Oates Construction (15 in ½ mi · New commercial / non-residential building).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2620277 | Fire alarm / sprinkler | Issued | Iss. Oct 23, 2026 | $61,000 | Adding wet system inside dust collector baghouse. Make connection from existing pipe to flame-x spark detection system |
| COM-2604428 | Plan revision / deferred submittal | Complete | App. Mar 6, 2026 | — | EPC - REVISION TO COM-2511463: REVISED COVER SHEET AND STRUCTURAL DETAIL PER SHEET S1 |
| COM-2519649 | Roof replacement | Finaled | Iss. Oct 13, 2025 | $207,807 | EPC - Like for like changeout of 8 HVAC package units on the roof. |
| COM-2519274 | Roof replacement | Finaled | Iss. Sep 12, 2025 | $500,000 | E-Permit: Tear Off - Yes, Resheet - No, 2 layer(s), 2100 squares of TPO Single Ply. CRRC: 0628-0002 |
| COM-2511463 |