5860 Alder Ave
Sacramento 95828 · Florin Fruitridge Industrial Park · City of Sacramento · Coordinates: 38.51980, -121.37410
Executive Verdict · Public-Records Synthesis
Zoned M-2S in City of Sacramento and mapped FEMA AH flood due diligence; benchmark value $354,000 ($312,000–$396,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$5,610 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Nov 19, 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, all 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
Repair tied to a housing/code case (COM-2426746): Issued after 11 mo (34.5× the 10d median) — slower than 90% of repair tied to a housing/code case permits in City of Sacramento (median 10d, 90th pct 164d, n=310).
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 (0.37 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 (~$4,486/yr at $354,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$374/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:
- 226,948 sq ft (5.21 ac)
- Assessor use:
- Industrial · Warehouse · Storage
- Tax rate area:
- 03092
- Addresses on lot:
- 5860 ALDER 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 AH: 1% annual chance flood (Special Flood Hazard Area) (all 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: $312,000 – $396,000 · 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)0.37 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)0.38 mi S
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).
- Repair tied to a housing/code case (COM-2426746) (Finaled)On this parcel
Issued after 11 mo (34.5× the 10d median) — slower than 90% of repair tied to a housing/code case permits in City of Sacramento (median 10d, 90th pct 164d, n=310).
- Remodel / interior alteration (COM-1817584) (Finaled)On this parcel
Issued after 2 mo — above the 75th percentile for remodel / interior alteration permits in City of Sacramento (median 4d, 75th pct 21d, n=8,151).
Entity-resolved builders & contractors in ½ mile: Electrical Solutions Provider (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Buzz Oates Construction (9 in ½ mi · Commercial tenant improvement); Burdette Construction (9 in ½ mi · Commercial tenant improvement); Borrellis Electric (8 in ½ mi · Commercial tenant improvement); Dynamic Trades (7 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-2426746 | Repair tied to a housing/code case | Finaled | Iss. Nov 19, 2025 | $60,000 | EPC - Tenant improvement modification of existing office space in existing warehouse building. Construction of two new o… |
| COM-2316597 | Repair tied to a housing/code case | Expired Application | App. Aug 7, 2023 | $65,000 | EPC - HSG: 23-016252: Two offices added to existing office in warehouse |
| COM-1817584 | Remodel / interior alteration | Finaled | Iss. Oct 30, 2018 | $15,000 | (SUITE 100) UPGRADE SUITE SERVICE FROM 100A TO 600A (3 PHASE POWER) AND INSTALLATION OF ADDITIONAL CIRUITS FOR EQUIPMENT… |