6051 S Watt Ave
Sacramento 95829 · Florin Fruitridge Industrial Park · City of Sacramento · Coordinates: 38.51718, -121.36925
Executive Verdict · Public-Records Synthesis
Zoned M-2S-R in City of Sacramento and mapped FEMA AE flood due diligence; benchmark value $443,000 ($390,000–$496,000).
Upsides & Opportunities
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Jul 13, 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)
- ✓ 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
- ! FEMA Special Flood Hazard Area (AE, about 15% of the lot of lot)
Zone AE: 1% annual chance flood (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: 8981 Osage Avenue Warehouse (0.4 mi N, 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 (~$5,500/yr at $443,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$458/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:
- 138,085 sq ft (3.17 ac)
- Assessor use:
- Church / Welfare · Private Social Service Agency · Exempt
- Tax rate area:
- 03258
- Addresses on lot:
- 6051 S WATT AVE
Zoning & Land Use
M-2S-R — 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 AE: 1% annual chance flood (Special Flood Hazard Area) (about 15% of the lot); Zone X: minimal flood hazard (about 65% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 21% 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: $390,000 – $496,000 · 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
- 8981 Osage Avenue Warehouse (Fee estimate)0.4 mi N
In "Fee estimate" for 5.5 yr (since May 3, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). High-impact scale ($10,000,000 declared valuation across 1 permit).
- New commercial building at 0 Unknown (Fee estimate)0.44 mi W
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).
Entity-resolved builders & contractors in ½ mile: Terraform Underground Pc (2 on parcel, 2 in ½ mi · Fire alarm / sprinkler); Sacramento Valley Alarm Security System (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler); Buzz Oates Construction (10 in ½ mi · Commercial tenant improvement); Mountain Valley Construction (4 in ½ mi · Commercial tenant improvement); Nutech Alternative Energy (4 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-2614136 | Fire alarm / sprinkler | Issued | Iss. Jul 13, 2026 | $2,100 | EPC - scope installing wireless communicator to replace the 2 phone lines, and installing new fire alarm control to be c… |
| COM-2602117 | Fire alarm / sprinkler | Finaled | Iss. Mar 4, 2026 | $4,200 | EPC - Emergency repair to private fire service main appurtenance. Replacement of PIV mechanical head assembly only (King… |
| COM-2600885 | General repair | Void | Iss. Jan 21, 2026 | $4,200 | Like-for-Like Swap: We are simply unbolting a damaged PIV mechanical head and bolting on a new one (Kinger JKDVP). |