5851 Alder Ave
Sacramento 95828 · Florin Fruitridge Industrial Park · City of Sacramento · Coordinates: 38.52049, -121.37277
Executive Verdict · Public-Records Synthesis
Zoned M-2S in City of Sacramento and mapped FEMA AH flood due diligence; benchmark value $401,000 ($353,000–$449,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$52,800 contributory est.)
Public building records show issued construction/renovation work on this parcel (9 total permits, latest Nov 4, 2025).
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 (AH, about 96% of the lot of lot)
Zone AH: 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)
- ! Delayed or open permit activity on this parcel
Remodel / interior alteration (COM-2515079): 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)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: 8981 Osage Avenue Warehouse (0.28 mi NE, 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 (~$5,021/yr at $401,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$418/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:
- 283,140 sq ft (6.50 ac)
- Assessor use:
- Industrial · Warehouse · Storage
- Tax rate area:
- 03092
- Addresses on lot:
- 5851 ALDER AVE; 5851 ALDER AVE STE A STE A; 5851 ALDER AVE STE B STE B
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 AH: 1% annual chance flood (Special Flood Hazard Area) (about 96% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 4% 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: $353,000 – $449,000 · 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
- 8981 Osage Avenue Warehouse (Fee estimate)0.28 mi NE
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)0.45 mi SW
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).
- Remodel / interior alteration (COM-2515079) (Finaled)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).
- Commercial tenant improvement (COM-1812471) (Certificate of Occupancy)On this parcel
Issued after 7 mo (3.4× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
Entity-resolved builders & contractors in ½ mile: Nutech Alternative Energy (4 on parcel, 10 in ½ mi · Commercial tenant improvement); Mountain Valley Construction (1 on parcel, 6 in ½ mi · Commercial tenant improvement); Clarke Renewable Energy (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Bay Alarm (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler); Affordable Electrical (1 on parcel, 1 in ½ mi · Electrical / panel).
Permit & Project History on This Parcel (9 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2515079 | Remodel / interior alteration | Finaled | Iss. Nov 4, 2025 | $100,000 | EPC - Provide new electrical service to an existing indoor cultivation facility. |
| COM-2516461 | Fire alarm / sprinkler | Finaled | Iss. Aug 14, 2025 | $5,985 | EPC - UPGRADE THE SPRINKLER MONITORING SYSTEM DUE TO MAINTENANCE ISSUES AND ADD A CELLULAR COMMUNICATOR. |
| COM-2427982 | Electrical / panel | Finaled | Iss. Dec 30, 2024 | $500 | STE C - Emergency repairs of damaged conductors. Replaced overheating split bolt splices with new Polaris connectors and… |
| COM-2105326 | Commercial tenant improvement | Certificate of Occupancy | Iss. Jul 13, 2021 | $15,475 | EPC - 15,475 sf interior remodel of warehouse building for cannabis facility. Scope to include new pre-fabricated insula… |