5849 88th St
Sacramento 95828 · Florin Fruitridge Industrial Park · City of Sacramento · Coordinates: 38.52145, -121.37520
Executive Verdict · Public-Records Synthesis
Zoned M-2S in City of Sacramento and mapped FEMA AH flood due diligence; benchmark value $393,000 ($346,000–$440,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$5,280 contributory est.)
Public building records show issued construction/renovation work on this parcel (11 total permits, latest Sep 18, 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
- ! FEMA Special Flood Hazard Area (AH, about 11% 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
Electrical / panel (COM-2620787): Pending in review for 2 mo — slower than 90% of electrical / panel permits in City of Sacramento (median 0d, 90th pct 5d, n=11,023).
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 E, 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 (~$4,930/yr at $393,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$411/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:
- 98,881 sq ft (2.27 ac)
- Assessor use:
- Industrial · Light · Processing
- Tax rate area:
- 03051
- Addresses on lot:
- 5849 88TH ST
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 11% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 89% of the lot) · FIRM panel 06067C0195H, 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: $346,000 – $440,000 · 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 E
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)0.47 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).
- Electrical / panel (COM-2620787) (Plan Check Target)On this parcel
Pending in review for 2 mo — slower than 90% of electrical / panel permits in City of Sacramento (median 0d, 90th pct 5d, n=11,023).
- Plan revision / deferred submittal (SUB-1824166) (Abandoned)On this parcel
Pending in review for 7.9 yr (70.4× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Entity-resolved builders & contractors in ½ mile: Mountain Valley Construction (5 on parcel, 8 in ½ mi · Commercial tenant improvement); North State Electrical Contractors (2 on parcel, 2 in ½ mi · Electrical / panel); Electronic Environments (2 on parcel, 2 in ½ mi · Commercial tenant improvement); Western States Fire Protection (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler); Buzz Oates Construction (12 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (11 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2620787 | Electrical / panel | Plan Check Target | App. Sep 18, 2026 | $257,278 | #: 19-042349 Installation of new electrical Switchgear equipment for future tenant improvement. Switchgear is located i… |
| COM-2620599 | Electrical / panel | Void | App. Sep 17, 2026 | $257,278 | Installation of new electrical Switchgear equipment for future tenant improvement. Switchgear is located in interior ro… |
| COM-2608677 | HVAC / heat pump | Issued | Iss. May 7, 2026 | $29,800 | HSG# 19-042349; Removal of partially built non-bearing interior walls, iron for mezzanine, vandalized Main service, asso… |
| COM-2123855 | Fire alarm / sprinkler | Finaled | Iss. Dec 9, 2021 | $11,465 | EPC - FIRE ALARM for the new cannabis remodel project (COM-2116158) |
| COM-2116158 |