Sacramento 95828 · Florin Fruitridge Industrial Park · APN 062-0110-006-0000 · City of Sacramento
Zoned M-2S in City of Sacramento and mapped FEMA AH flood due diligence; benchmark value $444,000 ($391,000–$497,000).
Public building records show issued construction/renovation work on this parcel (19 total permits, latest May 19, 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)
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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$444,000
Benchmark range: $391,000 – $497,000
Remodel / interior alteration (COM-2516397): Issued after 9 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: 8981 Osage Avenue Warehouse (0.36 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)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$459/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
50 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.
In "Fee estimate" for 5.5 yr (since May 3, 2021), with no new permit record in 5.5 yr. · $10,000,000 declared valuation
Nearby commercial tenant improvement (5720 Alder Ave): Status changed from Issued to Expired Permit
Record COM-2426580 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
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 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 electrical / panel (5980 88th St 100): Status changed from Issued to Expired Permit
Record COM-2512620 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (8900 Osage Ave): First appeared in published agency feed
Record COM-2623766 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (8901 Osage Ave): First appeared in published agency feed
Record COM-2622345 · 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 $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)
Remodel / interior alteration permit issued (COM-2516397)
Electrical Service Upgrade (SUITE C)
EPC - Replace existing service with 3000-amp, 480v service · Declared valuation: $100,000 · Contractor: Hua Electric & Hvac
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
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)
Remodel / interior alteration permit application filed (COM-2516397)
Electrical Service Upgrade (SUITE C)
EPC - Replace existing service with 3000-amp, 480v service · Declared valuation: $100,000 · Contractor: Hua Electric & Hvac
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)
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)
Annual ZIP 95828 home-value index checkpoint
Changed from $422,855 in September 2021 to $475,401 in September 2022.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95828 (not a parcel appraisal)
Commercial tenant improvement permit application filed (COM-2210613)
cannabis remodel
EPC - CANNABIS REMODEL OF 7,265 OF WAREHOSUE TO CANNABIS CULTIVATION- THE SCOPE OF WORK IS PHASE 3 OF THIS PROJECT AND INCLUDES THE RENOVATION OF AN EXISTING INTERIOR WAREHOUSE INTO A CANNABIS CULTIVATION FACILITY. PHASE 3 INCLUDES; NEW INTERIOR PARTITION WALLS AND CEILINGS, NEW INTERIOR FINISHES (WALLS), AND HVAC/ELECTRICAL UPGRADES. Adding COGEN natural gas turbine generators for 24/7-365 use. - PLNG-INSP
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
6003 88th St · $283,317 valuation
Records span Oct 8, 2021 to Mar 1, 2022 (3 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
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 "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).
Issued after 9 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Pending in review for 7.1 yr (63.4× 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 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 8.4 yr (48.4× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
Issued after 6 mo (2.9× 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 |
|---|---|---|---|---|
| Burdette Construction | Commercial tenant improvement | 8 on parcel9 in ½ mi | $2,726,000 | 0 vs 2 prior |
| Mountain Valley Construction | Commercial tenant improvement | 2 on parcel6 in ½ mi | $8,538,475 | 0 vs 2 prior |
| S And S Construction | Electrical / panel | 3 on parcel3 in ½ mi | $38,000 |
| 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 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 ($4,450/yr) + local voter-approved bond debt ($623/yr) + fixed direct levies/Mello-Roos ($450/yr).
Mapped hazard zone insurance context on this parcel:
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.
−$16,320/yr
Cash needed: $97,900
NOI: $10,682/yr
P&I: $2,250/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 | −$1,601/mo | -19.6% | $4,167/mo | −$1,580/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,100/mo | −$1,360/mo | -16.7% | $3,857/mo | −$1,219/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 | −$1,222/mo | -15.0% | $3,768/mo | −$945/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 ↗
Electrical Service Upgrade (SUITE C)
EPC - Replace existing service with 3000-amp, 480v service
cannabis remodel
EPC - CANNABIS REMODEL OF 7,265 OF WAREHOSUE TO CANNABIS CULTIVATION- THE SCOPE OF WORK IS PHASE 3 OF THIS PROJECT AND INCLUDES THE RENOVATION OF AN EXISTING INTERIOR WAREHOUSE INTO A CANNABIS CULTIVATION FACILITY. PHASE 3 INCLUDES; NEW INTERIOR PARTITION WALLS AND CEILINGS, NEW INTERIOR FINISHES (WALLS), AND HVAC/ELECTRICAL UPGRADES. Adding COGEN natural gas turbine generators for 24/7-365 use. - PLNG-INSP
88 ICO LLC Cannabis - Phase 2 - Fire Alarm
EPC - CANNABIS - PHASE 2 - Revision to COM-2107601 for omitted fire alarm plans as requested by Field Inspector.
88 ICO LLC Cannabis - Phase 2
EPC - CANNABIS - PHASE 2 OF THIS PROJECT INCLUDES THE RENOVATION OF 8000 SF OF AN EXISTING INTERIOR WAREHOUSE INTO A CANNABIS CULTIVATION FACILITY - NEW INTERIOR PARTITION WALLS AND CEILINGS, NEW INTERIOR FINISHES (WALLS), AND HVAC/ELECTRICAL UPGRADES. - PLNG-INSP ----REPLACES COM-2023859 APPROVED UNDER HDB RECORD----- [Concurrent Review Z20-097]
88 ICO LLC Cannabis - Phase 2
EPC - CANNABIS - PHASE 2 OF THIS PROJECT INCLUDES THE RENOVATION OF 8000 SF OF AN EXISTING INTERIOR WAREHOUSE INTO A CANNABIS CULTIVATION FACILITY - NEW INTERIOR PARTITION WALLS AND CEILINGS, NEW INTERIOR FINISHES (WALLS), AND HVAC/ELECTRICAL UPGRADES. - PLNG-INSP [Concurrent Review Z20-097]
CANNABIS: 11T - Fire Alarm Revisions
CANNABIS EPC - Minor fire alarm revisions to COM-2019801 as a result of field inspector comments
CANNABIS: 11T - Sprinkler & Electrical Revisions
CANNABIS EPC - Minor sprinkler and electrical revisions per narrative for HDB Permit COM-2019801 - Replacement permit for COM-1919778 (H # 19-001029).
CANNABIS: 11T - TI Replacement Permit
CANNABIS EPC - H # 19-001029 Permit to complete scope started under COM-1919778 (22,214 sf renovation of an existing warehouse into a cannabis cultivation facility. Scope includes: new interior partition walls and ceilings, accessibility upgrades to existing toilet facilities, new interior finishes, and HVAC and Electrical upgrades, including new COGEN system.) - PLNG-INSP
CANNABIS: 11T - TI Revisions
CANNABIS EPC - Revisions per narrative for COM-1919778 cannabis cultivation facility
CANNABIS: 11T - Cannabis Cultivation TI
CANNABIS EPC - 22,214 sf renovation of an existing warehouse into a cannabis cultivation facility. Scope includes: new interior partition walls and ceilings, accessibility upgrades to existing toilet facilities, new interior finishes, and HVAC and Electrical upgrades, including new COGEN system. - PLNG-INSP
(Expedite - 5-5-5) H# 19-001029- Interior Demolition of Mezzanine
EXPEDITED (5-5-*5)- H # 19-001029 - partial interior demo permit to remove INTERIOR FINISHES ONLY, NO STRUCTURE REMOVAL ON unpermitted mezzanine installed without the benefit of previous approvals or permits. It is our understanding that this is to facilitate the building being placed under Fire Watch; substantiating that with the proposed interior demolition OF FINISHES of the mezzanine , the fire sprinkler system areas of sprinkler head coverage will be restored, facilitating SFD Fire inspectors being able to inspect and release the structure from Fire Watch.; Mechanical Equip. to be removed and replaced within this area. CORRECTED 1/16/2020 D.PIERSON.
H# 19-001029- Interior Demolition of Mezzanine
H # 19-001029 - partial interior demo permit to remove an unpermitted mezzanine installed without the benefit of previous approvals or permits. It is our understanding that this is to facilitate the building being placed under Fire Watch; substantiating that with the proposed interior demolition of the mezzanine , the fire sprinkler system areas of sprinkler head coverage will be restored, facilitating SFD Fire inspectors being able to inspect and release the structure from Fire Watch.
EPC Submittal - Remodel of Commercial Building - The scope of work includes the renovation of an existing warehouse into a cannabis cultivation facility. Scope includes: new interior partition walls and ceilings, accessibility upgrades to existing toilet facilities, new interior finishes, and HVAC and Electrical upgrades, including new COGEN system.
HSG Case 19-001029: Electrical Repairs & Restoration of power House Panel & (2) Units
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
2.10 acres
Assessor's classification for assessment purposes. This is not zoning.
5701 88TH ST
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 062-0110-006-0000. 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.
| Hua Electric And HVAC | Remodel / interior alteration | 1 on parcel1 in ½ mi | $100,000 | 3 vs 0 prior |
| Cool Running Heating And Air | HVAC / heat pump | 1 on parcel1 in ½ mi | $6,646 | 0 vs 0 prior |
| Buzz Oates Construction Recent nearby: 6003 88th St (Mar 1, 2022) | Commercial tenant improvement | 12 in ½ mi | $24,081,953 | 9 vs 5 prior |
| Borrellis Electric Recent nearby: 5860 88th St (Mar 10, 2023) | Commercial tenant improvement | 8 in ½ mi | $906,380 | 0 vs 5 prior |
| Nutech Alternative Energy Recent nearby: 5801 88th St (Dec 2, 2024) | Commercial tenant improvement | 7 in ½ mi | $3,207,239 | 2 vs 10 prior−80% |
| Furst Construction Recent nearby: 8625 Unsworth Ave (Sep 29, 2022) | Commercial tenant improvement | 6 in ½ mi | $20,159,000 | 0 vs 0 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% |
| 1,693 |
| 57d |
| 97d |
| 172d |
| 284d |
| 97d(vs 103d prior) |
| DemolitionOn this parcel | 705 | 0d | 1d | 7d | 35d | 2d |
| Addition (adds square footage) | 1,948 | 6d | 42d | 83d | 162d | 49d(vs 43d prior) |
| Remodel / interior alterationOn this parcel | 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.
EXPEDITED - HSG Case 19-001029: Replace electrical equipment with new meters and enclosure. Provide permanent lock out at all panels. Power release of suite "A", "C" and "House Panel" only not Suite "B", after Safety inspections and only if Suite "B" Breaker can be locked out. Provide All Suite and Panel Identifications. All Work Subject to field inspection & approvals
HSG Case 19-001029: Electrical Repairs & Restoration of power House Panel & (1) Unit
EXPEDITED - HSG Case 19-001029: Replace electrical equipment with new meters and enclosure. Provide permanent lock out at all panels. Power release of suite "A?" and House Panel" after Safety inspections and only if all others panels can be locked out. Provide All Suite and Panel Identifications. All Work Subject to field inspection & approvals
HSG Case 19-001029: Electrical Repairs & Restoration of power House Panel & (1) Unit
EXPEDITED - HSG Case 19-001029: Repair of conduits, panel covers, and replace damaged conductors at main service. Provide permanent lock out at all panels. Power release of suite "A?" and House Panel" after Safety inspections and only if all others panels can be locked out. Provide All Suite and Panel Identifications. All Work Subject to field inspection & approvals
CANNABIS CULTIVATION: 88 ICO, LLC
EPC Submittal - CANNABIS CULTIVATION: Remodel and Change of Use of Commercial Building - TENANT ALTERATION : MECHANICAL, ELECTRICAL AND PLUMBING, FIRE SPRINKLER MODIFICATION, NEW INTERIOR PARTITIONS AND ACCESSIBILITY UPGRADES.
88 ICO Cultivation
19,522 sf tenant improvement for 88 ICO LLC cultivation center to include MEP, sprinklers, new partitions and accessible restrooms
HVAC CHANGE OUT