Sacramento 95828 · Florin Fruitridge Industrial Park · APN 062-0090-030-0000 · City of Sacramento
Zoned M-2S in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $524,000 ($461,000–$587,000).
Public building records show issued construction/renovation work on this parcel (36 total permits, latest Oct 1, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
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)
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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$524,000
Benchmark range: $461,000 – $587,000
Commercial tenant improvement (COM-2203286): Issued after 8 mo (3.7× 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)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$535/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
Since November 2024 within ½ mile: 1 commercial or mixed-use project.
2 projects with a record in this window, grouped by us from permits and State housing reports. Units are as proposed on each project's latest record and counted at its current stage.
59 permits within ½ mile since November 2024
The map shows new construction, ADUs, demolitions, additions, and renovations. Routine systems work (roofs, HVAC, water heaters) is counted but not mapped. Unit counts are as stated on permits.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: permits located by parcel, ½ mile radius · Source updated Nov 1, 2026 · Retrieved Nov 3, 2026
Public-records benchmark estimate combining Zillow Home Value Index (Data provided by Zillow), Census ACS 5-year estimates, parcel land-use/lot characteristics, and issued building permits. Not an official appraisal.
No ADU or new-home permits recorded within ¼ mile in this window.
Permit counts, by the date issued (or applied, if not yet issued). Lot splits are planning cases, which we don't have.
We read public zoning and hazard maps against state law (ADUs: Gov. Code 66314; SB 9: Gov. Code 65852.21 and 66411.7). Local rules, title, tenancy history and site conditions can change the answer. Check with City of Sacramento's planning department before relying on it.
Sources: City of Sacramento CDD, Zoning (retrieved Nov 11, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Nov 9, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Nov 9, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Nov 9, 2026) · Zoning classes: our classification of M-2 as industrial, checked against the zone description on Oct 24, 2026
Chronological history of building permit applications and issuances, snapshot-dated status changes, State housing entitlements, surrounding development within ½ mile, and area home-value trends.
Nearby commercial tenant improvement (8655 Younger Creek Dr): Status changed from Issued to Finaled
Record COM-2612624 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (5470 Florin Perkins Rd 100): First appeared in published agency feed
Record COM-2623694 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (5711 Florin Perkins Rd): Status changed from Issued to Expired Permit
Record COM-2608067 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (5801 Florin Perkins Rd): First appeared in published agency feed
Record COM-2621900 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (8588 Thys Ct): First appeared in published agency feed
Record COM-2622445 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Other (COM-2621929): First appeared in published agency feed
Detected between upstream data snapshots
Erection and installation of a permanent, professional steel maintenance access, safety access platform system above an existing horizontal aboveground storage tank (AST). 485 sq. ft.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff window
Other permit application filed (COM-2621929)
Outdoor Work Platform
Erection and installation of a permanent, professional steel maintenance access, safety access platform system above an existing horizontal aboveground storage tank (AST). 485 sq. ft. · Declared valuation: $186,250 · Contractor: Commander Industrial Inc
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Latest published Zillow Home Value Index (ZHVI) update
Changed from $449,112 in September 2025 to $449,666 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95828 (not a parcel appraisal)
5739 Florin Perkins Rd · $400,000 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Annual ZIP 95828 home-value index checkpoint
Changed from $462,484 in September 2024 to $449,112 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95828 (not a parcel appraisal)
5555 Florin Perkins Rd · $68,750 valuation
Records span Jul 2, 2025 to Aug 27, 2025 (4 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Plan revision / deferred submittal permit application filed (COM-2500502)
Thatcher Phase III - Remodel for Lab Revision
EPC - Revision to COM-2203286 for smoke duct detector to the HVAC system.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Annual ZIP 95828 home-value index checkpoint
Changed from $449,718 in September 2023 to $462,484 in September 2024.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95828 (not a parcel appraisal)
5711 Florin Perkins Rd D · $7,000 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Annual ZIP 95828 home-value index checkpoint
Changed from $475,401 in September 2022 to $449,718 in September 2023.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95828 (not a parcel appraisal)
Cross-referenced intelligence from our historical development graph—connecting parcels, permits, entity-resolved builders, empirical review-time distributions, and neighborhood renovation trends.
Explore full City of Sacramento development graph →Issued after 8 mo (3.7× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
Pending in review for 6 yr (9.0× the 241d median) — slower than 90% of new commercial / non-residential building permits in City of Sacramento (median 241d, 90th pct 498d, n=150).
Issued after 6 mo (12.9× the 14d median) — slower than 90% of fire alarm / sprinkler permits in City of Sacramento (median 14d, 90th pct 71d, n=2,312).
Pending in review for 6.8 yr (60.4× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Pending in review for 6.9 yr (61.5× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Pending in review for 6.9 yr (61.8× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 264 parcels
−23.1% YoY
City baseline: 30.4 / 1k
46 in trailing 24m
Includes 0 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Furst Construction | Plan revision / deferred submittal | 20 on parcel20 in ½ mi | $31,219,000 | 0 vs 0 prior |
| Fire Engineering | Fire alarm / sprinkler | 1 on parcel1 in ½ mi | $258,937 | 0 vs 0 prior |
| Commander Industrial | Other | 1 on parcel1 in ½ mi | $186,250 | 0 |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family home | 3,657 | 28d | 45d | 85d | 184d | 41d(vs 51d prior) |
| New duplex / half-plex | 115 | 82d | 184d | 416d | 575d | 144d(vs 361d prior) |
| New multifamily / condos / mixed-use | 199 | 125d | 210d | 365d | 627d | 199d(vs 289d prior) |
| New commercial / non-residential building |
HUD Small Area Fair Market Rent · ZIP 95828
HUD FY 2026 · 40th-percentile gross rentCensus ACS 5-year median gross rent (all bedroom counts combined):
Area home-value benchmarks (not an appraisal)
ZIP & neighborhood mediansUnder California Proposition 13, the seller's historical assessed value does not carry over to a buyer. On sale, the parcel is reassessed at the purchase price: 1.00% base rate ($5,250/yr) + local voter-approved bond debt ($735/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
Model adding a backyard ADU or garage conversion under California's Prop 13 blended new-construction assessment (existing house & land tax base stays intact; only ADU build cost is assessed) and SB 13 impact-fee rules.
−$20,766/yr
Cash needed: $115,500
NOI: $11,090/yr
P&I: $2,655/mo
For $0/mo net cash flow
At $2,100/mo gross rent
| Scenario | Assumptions | Year 1 Rent | Year 1 Cash Flow | Cash-on-Cash | Break-Even Rent | Year 5 Cash Flow |
|---|---|---|---|---|---|---|
| Conservative | −8% starting rent, +3% vacancy, +3% combined maintenance/CapEx, 1.5%/yr rent growth | $1,932/mo | −$1,972/mo | -20.5% | $4,684/mo | −$1,945/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,100/mo | −$1,731/mo | -18.0% | $4,336/mo | −$1,585/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,226/mo | −$1,592/mo | -16.5% | $4,235/mo | −$1,311/mo |
Rental regulatory context (informational only — not legal advice):
California AB 1482 (Tenant Protection Act, Civ. Code § 1947.12) caps annual rent increases at 5% + local CPI (max 10%) on covered properties. In City of Sacramento: Sacramento Tenant Protection Program (City Code Ch. 5.156) — 5% + CPI (8.6% cap effective July 1, 2026) for covered pre-1995 multifamily units. Official program rules ↗
Finaled / completedApr 10, 2018 – Nov 25, 2020
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
Outdoor Work Platform
Erection and installation of a permanent, professional steel maintenance access, safety access platform system above an existing horizontal aboveground storage tank (AST). 485 sq. ft.
Thatcher Phase III - Remodel for Lab Revision
EPC - Revision to COM-2203286 for smoke duct detector to the HVAC system.
Thatcher Phase III - Remodel for Lab
EPC - The scope of work under this permit is limited to the interior tenant improvements associated with converting the existing lab/ maintenance area into office and lab space for personnel use approx 504 SF. The existing rollup door is being replaced with a window and the finishes patched and repaired to match existing CMU block wall finishes - PLNG-INSP
Thatcher Phase III - Equipment Installation Revision #2
EPC - Revision to COM-2101345 for Sanitary sewer line revision from Rain water tank discharge in-lieu of storm drain, Added booster pump in cooling tower yard
Thatcher Phase III - Platforms
EPC - Construction of the Rail Unload platform, the soda ash mix platform, soda ash silo equipment anchorage, soda ash dust scrubber and soda ash conveyor support columns at the existing Thatcher Chemical Facility - PLNG-INSP
Thatcher Phase III - Gas Line
EPC - Install a new gas line from the existing gas meter to the Sulfur burner area as requested by the field inspector.
Thatcher Phase III - Equipment Installation Revision #1
EPC - REVISION TO COM-2101345 FOR REVISIONS TO (E) SITE GRADING TO ACCOMMODATE THE RAISED TRUCK SCALE AT THE FINISHED PRODUCT BERM AREAS, REVISION TO THE SITE GRADING AT THE RAW MATERIAL PROCESSING TO ACCOMMODATE THE SULFUR TRUCK UNLOADING RAMP
Thatcher Phase III - MCC & SO2 Room Expansion
EPC - The scope of work under this permit is the MCC and SO2 control room expansion with additional 900 SF to the existing 2,016 SF office building - PLNG-INSP
Thatcher Phase III - Equipment Installation
EPC - Installation of raw materials process berm, ammonia and cooling tower yard and the finished product berm.
Thatcher Company Expansion Phase I
EPC - Revision to COM-1807470 to remove the deferred Ammonia Deluge System from the plans. The Ammonia Deluge System will be submitted as a separated permit
Thatcher Phase III - Equipment Installation Phased Permit I
EPC - Phased permit to COM-2101345 for site grading, underground utilities, and foundations for the equipment.
Thatcher Phase II - First Time TI Revision 2
EPC - Revision to COM-2001721 for electrical changes
Thatcher Phased III
EPC - Construction of outdoor tank storage and processing area plus adding a 837 SF office space to the existing SO2 office building for MCC and control rooms - PLNG-INSP
Thatcher Phase II - First Time TI Revision #1
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel (APN) · Source updated Nov 1, 2026 · Retrieved Nov 3, 2026 · Applied and issued dates come from the city's Applied and Issued permit datasets. The city publishes current status without a date, so status changes are dated by the window between our snapshots.
No housing activity reported to the State for this parcel (2018–2025 reports).
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Nov 9, 2026 · From City of Sacramento's Housing Element Annual Progress Reports. A project can appear in several report years as it moves from entitlement to permit to completion.
Source: City of Sacramento CDD, Zoning · Geography: zoning district polygon at parcel point · Source updated Nov 11, 2026 · Retrieved Nov 11, 2026
11.07 acres
Assessor's classification for assessment purposes. This is not zoning.
8625 UNSWORTH AVE
Source: Sacramento County GIS, Parcels · Geography: parcel · Source updated Nov 8, 2026 · Retrieved Nov 8, 2026
Assessed values and limited building characteristics (Sacramento County Assessor)
Current roll value. This is assessed value, not market value.
Search by parcel number 062-0090-030-0000. Shows direct levies and special assessments.
Search the city's permit system by address or record number
The official flood hazard map for this location. Our reading of it is under What could be built here.
This site does not show owner names.
| Buzz Oates Construction Recent nearby: 8671 Younger Creek Dr (Aug 15, 2018) | Commercial tenant improvement | 11 in ½ mi | $23,798,636 | 9 vs 5 prior |
| Burdette Construction Recent nearby: 5701 88th St (Dec 28, 2020) | Commercial tenant improvement | 8 in ½ mi | $2,515,000 | 0 vs 2 prior |
| Borrellis Electric Recent nearby: 5860 88th St (Mar 10, 2023) | Commercial tenant improvement | 8 in ½ mi | $906,380 | 0 vs 5 prior |
| Dynamic Trades Recent nearby: 8530 Fruitridge Rd 4 (Mar 18, 2021) | Commercial tenant improvement | 6 in ½ mi | $5,194,342 | 1 vs 4 prior |
| Acco Engineered Recent nearby: 5860 88th St (Oct 30, 2025) | Commercial tenant improvement | 6 in ½ mi | $835,000 | 5 vs 11 prior−55% |
| Mark Iii Construction Recent nearby: 8530 Fruitridge Rd (Oct 29, 2019) | Remodel / interior alteration | 6 in ½ mi | $752,255 | 2 vs 4 prior |
| Marketone Builders Recent nearby: 8351 Luzon Ave (Apr 2, 2021) | Commercial tenant improvement | 5 in ½ mi | $4,301,488 | 10 vs 13 prior−23% |
| 150 |
| 155d |
| 241d |
| 334d |
| 498d |
| 229d(vs 293d prior) |
| Accessory dwelling unit (new or conversion) | 1,693 | 57d | 97d | 172d | 284d | 97d(vs 103d prior) |
| Addition (adds square footage)On this parcel | 1,948 | 6d | 42d | 83d | 162d | 49d(vs 43d prior) |
| Remodel / interior alteration | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvementOn this parcel | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Computed from issued permits with recorded application and issuance dates over the trailing 60 months. Categories with fewer than 20 permits are excluded.
EPC - Revision to COM-2001721 to combine safe rack and pipe rack foundation in order to allow additional clearance to adjacent rail
Thatcher Phase II - Deferred Fire Alarm
EPC - Deferred to COM-1918486 for deferred fire alarm
Thatcher Phase II - Fire Sprinklers
EPC - Installing new wet fire sprinkler system with fire pump for new warehouse.
Thatcher Phase II - Deferred Soffit Framing
EPC - Deferred to COM-1918486 for deferred soffit framing
Thatcher Phase II - First Time TI
EPC - 1st Time Tenant Improvement for the installation of the process equipment, tankage, piping, electrical and associated foundations and structural supports. This permit includes tenant's equipment/tankage installed outside of the building. Shell permit is under COM-1918486 - PLNG-INSP
Thatcher Phase II - Deferred Roof Trusses
EPC - Deferred to COM-1918486 for roof trusses
Thatcher Phase II - Deferred Bridge Crane
EPC - Deferred to COM-1918486 for bridge crane
Thatcher Phase II - First Time TI Phase I
EPC - Phased permit to COM-2001721 for equipment foundations and underground preparation
Thatcher Phase I Truck Parking
EPC - Adding 55,000 SF of new paving to accommodate truck scale and truck parking stalls for the expansion project. This permit also includes shifting the previously approved office building to the west a bit and re-routing some of the utilities for the office building due to this change. Original expansion permit under COM-1807470 & the Office building approved as revision under COM-1925556 - PLNG-INSP
Thatcher Phase I - Revision 2
EPC - Revision to COM-1807470 for minor grading and utilities changes to accommodate the admin building and parking shift 30' to the west
Thatcher Phase II - First Time TI
EPC Submittal - 1st Time Occupancy of Commercial Building - Tenant Improvement application with reference to COM-1918486 for the installation of the process equipment, tankage, piping, electrical and associated foundations and structural supports.
Thatcher Phase II
EXPEDITED - EPC Submittal - New Commercial Building - Construction of a new CMU building with the intended future use of manufacturing and packaging of bleach products. This application is for the building shell only. Inclusion of the future process equipment will be submitted under a separate permit application at a future date. The building is 23,520 sq. ft. Fire Sprinklers and fire alarm and joists/trusses are deferred. - PLNG-INSP
Thatcher Phase II (Phased Permit)
EPC - Phased Permit for Com-1918486. The scope includes installation of all underground utilities, all civil and earthwork and grading, foundation and slab, paving, striping landscaping and irrigation. Main permit as follows: New Commercial Building - Construction of a new CMU building with the intended future use of manufacturing and packaging of bleach products. This application is for the building shell only. Inclusion of the future process equipment will be submitted under a separate permit application at a future date. The building is 23,520 sq. ft. Fire Sprinklers and fire alarm and joists/trusses are deferred. - PLNG-INSP
Thatcher Phase I Revision
EPC - Revision to Issued Permit COM-1807470 - The project consists of the addition of a new admin building (1 story, ~2k sf) as well as new pavement for truck access, ped vehicle parking and a new truck scale. The original project included several areas for process tanks and equipment, which have been removed in this latest revision since the Owner is not able to construct at this time. Floor plan of the admin bldg has been adjusted to match Owner's needs. Location of the building is being shifted and berm being removed.
Thatcher Phase I Revision
EPC Submittal - Deferred/Revision to Issued Permit COM-1807470 - The project consists of the addition of a new admin building (1 story, ~2k sf) as well as new pavement for truck access, ped vehicle parking and a new truck scale. The original project included several areas for process tanks and equipment, which have been removed in this latest revision since the Owner is not able to construct at this time. Floor plan of the admin bldg has been adjusted to match Owner's needs.
Thatcher Phase II - Phase I
EPC Submittal - New Commercial Building - Phased permit with reference to COM-1918486. The scopes of work requested include; installation of all underground utilities, all civil earthworks and grading, installation of building footings, foundation and floor, paving, striping, landscaping and irrigation.
Thatcher Phase II
EPC Submittal - New Commercial Building - Construction of a new CMU building with the intended future use of manufacturing and packaging of bleach products. This application is for the building shell only. Inclusion of the future process equipment will be submitted under a separate permit application at a future date.
Thatcher Phase II Estimate
EXPEDITED - Estimate for New 23,730 CMU building for the manufacture and packaging of bleach products and related site development
8625 Unsworth
Thatcher Company Expansion
EPC Submittal - New Commercial Building - Project consists of the addition of a new office building (1 story, 2,012 sf) as well as new pavement and exterior process equipment, storage tanks and piping and pipe racks to support expanded industrial operations. This permit will include the foundation system for 3 storage tanks. - PLNG-INSP (DEFERRED ITEMS FROM THIS PERMIT ARE: ANHYDROUS AMMONIA EMERGENCY RELEASE DELUGE SYSTEM AND WET SUMP AND PUMPING DESIGN FOR ANHYDROUS AMMONIA RAIL CAR STATION SPILL CONTAINMENT)
Thatcher Phase I Expension
EPC Submittal - New Commercial Building - Project consists of the addition of a new office building (1 story, 2,012 sf) as well as new pavement and exterior process equipment, storage tanks and piping and pipe racks to support expanded industrial operations.
Thatcher Building Estimate
Estimate for new 2,012 sq. ft. office building with 45,000 sq. f.t. of site development and new chemical processing equipment and associated infrastructure
Thatcher Company
EXPEDITED(5/5/5) - Install second teat dip diluter system.