Sacramento 95826 · Florin Fruitridge Industrial Park · APN 062-0090-032-0000 · City of Sacramento
Zoned M-2S in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $398,000 ($350,000–$446,000).
On-parcel permit history is indexed through Aug 22, 2025, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
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.
$398,000
Benchmark range: $350,000 – $446,000
Commercial tenant improvement (COM-1901347): Issued after 12 mo (5.9× 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)
Closest lead: P&H Group Truck Yard (0.39 mi N, 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)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$416/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: 2 commercial or mixed-use projects.
3 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.
80 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.
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.
In "In review" for 17 mo (since Jun 2, 2025), with no new permit record in 17 mo. · $2,390,694 declared valuation
Nearby other (8625 Unsworth Ave): First appeared in published agency feed
Record COM-2621929 · 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 commercial tenant improvement (8250 Ferguson Ave): First appeared in published agency feed
Record COM-2621843 · 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
Record COM-2511336 · 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
Latest published Zillow Home Value Index (ZHVI) update
Changed from $465,625 in September 2025 to $462,374 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95826 (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 95826 home-value index checkpoint
Changed from $480,304 in September 2024 to $465,625 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95826 (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)
Commercial tenant improvement permit issued (COM-2511136)
Interior Remodel (SUITE A)
EPC - TENANT IMPROVEMENT TO AN EXISTING CULTIVATION FACILITY. SCOPE OF WORK CONSIST OF ACTIVATING 2 ROOMS (ROOMS COLD SHELLS PERMITTED UNDER A PRIOR PERMIT). NEW MECHANICAL, ELECTRICAL AND Co2 ENRICHMENT. NO demo taking place · Declared valuation: $148,000 · Contractor: Hase Contractor
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
8442 24th Ave · $2,390,694 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Commercial tenant improvement permit application filed (COM-2511136)
Interior Remodel (SUITE A)
EPC - TENANT IMPROVEMENT TO AN EXISTING CULTIVATION FACILITY. SCOPE OF WORK CONSIST OF ACTIVATING 2 ROOMS (ROOMS COLD SHELLS PERMITTED UNDER A PRIOR PERMIT). NEW MECHANICAL, ELECTRICAL AND Co2 ENRICHMENT. NO demo taking place · Declared valuation: $148,000 · Contractor: Hase Contractor
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Annual ZIP 95826 home-value index checkpoint
Changed from $467,145 in September 2023 to $480,304 in September 2024.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95826 (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 →In "In review" for 17 mo (since Jun 2, 2025), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($2,390,694 declared valuation across 2 permits). current_status changed to "Verify" in snapshot Nov 1, 2026.
Issued after 12 mo (5.9× 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 7.8 yr (69.5× 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 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).
Issued after 5 mo — slower than 90% of electrical / panel permits in City of Sacramento (median 0d, 90th pct 5d, n=11,023).
Issued after 7 mo (3.2× the 63d median) — above the 75th percentile for commercial tenant improvement permits in City of Sacramento (median 63d, 75th pct 119d, n=2,366).
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 |
|---|---|---|---|---|
| Hase Contractor | Commercial tenant improvement | 1 on parcel1 in ½ mi | $148,000 | 0 vs 0 prior |
| Sacramento Valley Alarm Security System | Fire alarm / sprinkler | 1 on parcel1 in ½ mi | $4,927 | 0 vs 0 prior |
| Buzz Oates Construction Recent nearby: 8670 Fruitridge Rd 200 (Apr 26, 2018) | Commercial tenant improvement | 10 in ½ mi |
| 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) |
| Accessory dwelling unit (new or conversion) |
HUD Small Area Fair Market Rent · ZIP 95826
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 ($4,000/yr) + local voter-approved bond debt ($560/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.
−$11,060/yr
Cash needed: $88,000
NOI: $13,211/yr
P&I: $2,023/mo
For $0/mo net cash flow
At $2,175/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 | $2,001/mo | −$1,172/mo | -16.0% | $3,636/mo | −$1,132/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,175/mo | −$922/mo | -12.6% | $3,366/mo | −$759/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,306/mo | −$778/mo | -10.6% | $3,288/mo | −$475/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 ↗
Interior Remodel (SUITE A)
EPC - TENANT IMPROVEMENT TO AN EXISTING CULTIVATION FACILITY. SCOPE OF WORK CONSIST OF ACTIVATING 2 ROOMS (ROOMS COLD SHELLS PERMITTED UNDER A PRIOR PERMIT). NEW MECHANICAL, ELECTRICAL AND Co2 ENRICHMENT. NO demo taking place
REVISION
EPC - EXPEDITED - revision to COM-2320761 reduction in scope of work phase 1 as shown on plans to be completed on permit COM-2320761 phase 2 to be issued under future separate permit
Cannabis Cultivation Remodel - Revised MEP
EPC - Revision to (COM-1901347) remove scope of work grow room 1 thru 7.
8516 FRUITRIDGE RD STE A - FIRE ALARM UPGRADE
EPC - Adding fire alarm protection to the existing fire alarm system. revision COM-2323821 phase 1 as shown on plans to be completed on permit COM-2320761 phase 2 to be issued under future separate permit
4th Pillar Cannabis Cultivation-
EPC - Revision to (COM-1901347) distribution panels location, reduction in mech equip and updated panel schedules
REVISION TO COM-2220770
EPC - REVISION TO COM-2220770: Relocation of c02 tanks to exterior rear of building. SUB-2223191
PERMIT TO COMPLETE WORK ON EXPIRED - CANNABIS RIVER TREE CULTIVATION "B"
PERMIT TO COMPLETE WORK COMMENCED UNDER EXPIRED PERMIT COM-1900108 - EPC Submittal - Remodel and Change of Use of Commercial Building -SUITE B- -- CONVERT EXISTING 13,100 SQ FT WAREHOUSE SPACE TO CANNABIS CULTVATION. REMODEL WORK TO INLCUDE NEW PARTITION WALLS, PLUMBING, MECHANICAL,ELECTRICAL, FIRE EQUIPMENT, PARKING LOT STRIPING, ACCESIBLE BATHROOM AND FINISHES. INSTALLATION OF NEW MANUAL GATES AND THE INSTALLATION NEW PERMITER FENCING TO BE UNDER SEPERATE PERMIT. INSTALLATION OF NEW SMUD TRANSFORMER ISSUED UNDER PERMIT COM-1806002. REMOVE AND INFILL EXISTING ROLL UP DOORS. PROVIDE NEW EXTERIOR OPENINGS. INSTALLATION OF CO2 SYSTEM FOR CULTIVATION. - PLNG-INSP EPC - REVISION TO COM-2220770: Relocation of c02 tanks to exterior rear of building.
Fourth Pillar Cultivation Facility - Revisions
EPC- Structural, Architectural, MEP & Fire revisions per narrative for COM-1901347
New Electrical Meter for Fire Pump
EPC - New meter for fire riser/ sprinkler. Area of work is approx. 200 SF. Overall remodel for cannabis cultivation under issued permit #COM-1901347.
REVISION TO COM-2220770
EPC - REVISION TO COM-2220770: Relocation of c02 tanks to exterior rear of building.
Cannabis Cultivation
EPC - Remodel of a portion of an existing building (Suite A) into a cultivation facility. Type VB; Occ. S-1, B, F-1. The existing non-conditioned warehouse space is being turned into conditioned space. New non-bearing interior walls. New mechanical/ electrical/ plumbing work to upgrade facilities. No manufacturing or proposed. Co2 is being used in the project. Exterior work consist of infilling existing opening at building envelope, provide new exterior openings and striping parking lot. - PLNG-INSP
CANNABIS RIVER TREE CULTIVATION "B"
EPC Submittal - Remodel and Change of Use of Commercial Building -SUITE B- -- CONVERT EXISTING 13,100 SQ FT WAREHOUSE SPACE TO CANNABIS CULTVATION. REMODEL WORK TO INLCUDE NEW PARTITION WALLS, PLUMBING, MECHANICAL,ELECTRICAL, FIRE EQUIPMENT, PARKING LOT STRIPING, ACCESIBLE BATHROOM AND FINISHES. INSTALLATION OF NEW MANUAL GATES AND THE INSTALLATION NEW PERMITER FENCING TO BE UNDER SEPERATE PERMIT. INSTALLATION OF NEW SMUD TRANSFORMER ISSUED UNDER PERMIT COM-1806002. REMOVE AND INFILL EXISTING ROLL UP DOORS. PROVIDE NEW EXTERIOR OPENINGS. INSTALLATION OF CO2 SYSTEM FOR CULTIVATION. - PLNG-INSP SEE REVISION COM-2109622: Relocation of c02 tanks to exterior rear of building
Cannabis Cultivation
TENANT IMPROVEMENT OF A PORTION OF AN EXISTING BUILDING INTO A CULTIVATION FACILITY. THE EXISTING NON- CONDITIONED WAREHOUSE SPACE IS BEING TURNED INTO CONDITIONED SPACE. NEW NON BEARING INTERIOR WALLS. NEW MECHANICAL/ ELECTRICAL/ PLUMBING WORK TO UPGRADE FACILITIES. NO MANUFACTURING OR PROPOSED. Co2 IS BEING USED IN THE PROJECT. EXTERIOR WORK CONSIST OF INFILLING EXISTING OPENING AT BUILDING ENVELOPE, PROVIDE NEW EXT OPENINGS AND STRIPING PARKING LOT
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
1.61 acres
Assessor's classification for assessment purposes. This is not zoning.
8516 FRUITRIDGE RD; 8516 FRUITRIDGE RD # A # A; 8516 FRUITRIDGE RD # B # B
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 062-0090-032-0000. 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.
| $23,423,636 |
| 9 vs 5 prior |
| Mark Iii Construction Recent nearby: 5000 Warehouse Way (Jun 15, 2021) | Remodel / interior alteration | 8 in ½ mi | $769,426 | 2 vs 4 prior |
| Furst Construction Recent nearby: 8625 Unsworth Ave (Sep 29, 2022) | Commercial tenant improvement | 6 in ½ mi | $20,159,000 | 0 vs 0 prior |
| Sisler And Sisler Construction Recent nearby: 8545 Unsworth Ave (Apr 29, 2024) | Commercial tenant improvement | 5 in ½ mi | $4,050,674 | 0 vs 1 prior |
| West Fork Construction Recent nearby: 6050 Warehouse Way (Jan 12, 2018) | Remodel / interior alteration | 5 in ½ mi | $62,300 | 0 vs 0 prior |
| Spanda Industrial Development Recent nearby: 4800 Florin Perkins Rd (Dec 17, 2025) | New commercial / non-residential building | 4 in ½ mi | $1,942,026 | 1 vs 3 prior |
| S And S Construction Recent nearby: 5081 Florin Perkins Rd (Jan 5, 2022) | Commercial tenant improvement | 4 in ½ mi | $1,902,860 | 0 vs 3 prior |
| Danami Construction Recent nearby: 5470 Florin Perkins Rd 100 (Nov 29, 2023) | Commercial tenant improvement | 4 in ½ mi | $1,036,958 | 2 vs 8 prior−75% |
| 1,693 |
| 57d |
| 97d |
| 172d |
| 284d |
| 97d(vs 103d prior) |
| Addition (adds square footage) | 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) |
| Electrical / panelOn this parcel | 11,023 | 0d | 0d | 0d | 5d | 0d |
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 Submittal - Remodel and Change of Use of Commercial Building - TENANT IMPROVEMENT OF A PORTION OF AN EXISTING BUILDING INTO A CULTIVATION FACILITY. THE EXISTING NON- CONDITIONED WAREHOUSE SPACE IS BEING TURNED INTO CONDITIONED SPACE. NEW NON BEARING INTERIOR WALLS. NEW MECHANICAL/ ELECTRICAL/ PLUMBING WORK TO UPGRADE FACILITIES. NO MANUFACTURING OR DELIVERY PROPOSED. EXTERIOR WORK CONSIST OF INFILLING EXISTING OPENING AT BUILDING ENVELOPE, PROVIDE NEW EXT OPENINGS AND STRIPING PARKING LOT
New Transformer Installation
Remove Existing Transformer, Remove existing Meter / Mains & associated Equip. Install new SMUD Utility Transformer(s) on new raised pad
Demising Wall to create New Suite
EXPEDITED - Install demising wall to create Suite A and B. Infill existing rollup doors and install new doors. Non-occupancy shell spaces only. Permit is not to be used for cannabis cultivation or manufacturing purposes.
Interior Demolition
EXPEDITED - Interior non structural demolition per approved plans.