8555 Unsworth Ave
Sacramento 95828 · Florin Fruitridge Industrial Park · City of Sacramento · Coordinates: 38.52197, -121.38836
Executive Verdict · Public-Records Synthesis
Zoned M-2S in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $401,000 ($353,000–$449,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$12,532 contributory est.)
Public building records show issued construction/renovation work on this parcel (9 total permits, latest Jan 30, 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: 0.2% annual chance flood hazard (shaded X))
all of the lot of the parcel intersects Zone X: 0.2% annual chance flood hazard (shaded X). Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! Delayed or open permit activity on this parcel
Commercial tenant improvement (COM-2319642): Issued after 7 mo (3.6× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: Sac City Commissary (0.1 mi NW, 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 (~$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:
- 63,162 sq ft (1.45 ac)
- Assessor use:
- Industrial · Light · Fabrication
- Tax rate area:
- 03372
- Addresses on lot:
- 8545 UNSWORTH AVE; 8555 UNSWORTH 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: 0.2% annual chance flood hazard (shaded X) (all 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: $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
- Commercial tenant improvement (COM-2319642) (Finaled)On this parcel
Issued after 7 mo (3.6× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
- Remodel / interior alteration (COM-2203849) (Finaled)On this parcel
Issued after 2 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-2101030) (Finaled)On this parcel
Issued after 4 mo (2.1× the 63d median) — above the 75th percentile for commercial tenant improvement permits in City of Sacramento (median 63d, 75th pct 119d, n=2,366).
- Commercial tenant improvement (COM-2101027) (Finaled)On this parcel
Issued after 4 mo (2.1× the 63d median) — above the 75th percentile for commercial tenant improvement permits in City of Sacramento (median 63d, 75th pct 119d, n=2,366).
Entity-resolved builders & contractors in ½ mile: Sisler And Sisler Construction (7 on parcel, 8 in ½ mi · Commercial tenant improvement); Bosley Electric Contracting (1 on parcel, 2 in ½ mi · Electrical / panel); Buzz Oates Construction (19 in ½ mi · Commercial tenant improvement); Furst Construction (6 in ½ mi · Commercial tenant improvement); Marketone Builders (5 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (9 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2600910 | Electrical / panel | Finaled | Iss. Jan 30, 2026 | $3,250 | EPC - BASIC REPAIR to remove/replace existing conductors from the SMUD secondary box to the existing meter main to rest… |
| COM-2423805 | Plan revision / deferred submittal | Complete | App. Oct 29, 2024 | — | EPC - REVISION TO COM-2319642: Fire As-Builts for review and approval by City at the request of Fire Inspector. |
| COM-2319642 | Commercial tenant improvement | Finaled | Iss. Apr 29, 2024 | $50,000 | EPC - Addition of Paint Spray Booth inside existing building |
| COM-2203849 | Remodel / interior alteration | Finaled | Iss. Apr 19, 2022 | $27,126 | EPC - Adding a pressure washer inside building. install back flow preventer Includes Mechanical, Plumbing and Electrica… |
| COM-2119133 |