Sacramento 95828 · Florin Fruitridge Industrial Park · APN 062-0110-008-0000 · City of Sacramento
Zoned M-2S in City of Sacramento and mapped FEMA AH flood due diligence; benchmark value $555,000 ($488,000–$622,000).
Public building records show issued construction/renovation work on this parcel (12 total permits, latest Dec 2, 2024).
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.
$555,000
Benchmark range: $488,000 – $622,000
Addition (adds square footage) (COM-1819490): Issued after 18 mo (12.9× the 42d median) — slower than 90% of addition (adds square footage) permits in City of Sacramento (median 42d, 90th pct 162d, n=1,948).
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 (~$565/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
62 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 other (6050 88th St): Status changed from Verify to Issued
Record COM-2619089 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby other (6050 88th St): Issued date changed from (blank) to 2026-10-05
Record COM-2619089 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
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)
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)
Commercial tenant improvement permit issued (COM-2423528)
CANNABIS: 11T Added CO2 System
EPC - Replacement permit of COM-2307132 & COM-2115049 for adding CO2 supply and detection system to an existing cannabis facility. 100% valuation from the old permit but no plan review (Cannabis is under COM-1819490) - PLNG-INSP · Declared valuation: $5,000 · Contractor: Nutech Alternative Energy
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Commercial tenant improvement permit application filed (COM-2423528)
CANNABIS: 11T Added CO2 System
EPC - Replacement permit of COM-2307132 & COM-2115049 for adding CO2 supply and detection system to an existing cannabis facility. 100% valuation from the old permit but no plan review (Cannabis is under COM-1819490) - PLNG-INSP · Declared valuation: $5,000 · Contractor: Nutech Alternative Energy
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)
Plan revision / deferred submittal permit application filed (COM-2314637)
11T - Revision t added CO2 System
EPC - Revision to COM-2115049 and COM-2307132 to comply with mechanical field corrections · Contractor: Nutech Alternative Energy
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
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 18 mo (12.9× the 42d median) — slower than 90% of addition (adds square footage) permits in City of Sacramento (median 42d, 90th pct 162d, n=1,948).
Pending in review for 8.1 yr (70.3× the 42d median) — slower than 90% of addition (adds square footage) permits in City of Sacramento (median 42d, 90th pct 162d, n=1,948).
Pending in review for 8.1 yr (72.4× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
High-impact scale ($21,657,933 declared valuation across 11 permits).
High-impact scale ($12,500,000 declared valuation across 32 permits).
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 |
|---|---|---|---|---|
| Nutech Alternative Energy | Commercial tenant improvement | 9 on parcel14 in ½ mi | $4,020,739 | 2 vs 10 prior−80% |
| Showtime Roofing And Remodeling | Roof replacement | 1 on parcel1 in ½ mi | $66,323 | 0 vs 0 prior |
| All Pro Backflow | General repair | 1 on parcel1 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 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 ($5,550/yr) + local voter-approved bond debt ($777/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.
−$24,249/yr
Cash needed: $122,100
NOI: $9,428/yr
P&I: $2,806/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 | −$2,262/mo | -22.2% | $5,090/mo | −$2,249/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,100/mo | −$2,021/mo | -19.9% | $4,711/mo | −$1,889/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 | −$1,882/mo | -18.5% | $4,601/mo | −$1,615/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 ↗
CANNABIS: 11T Added CO2 System
EPC - Replacement permit of COM-2307132 & COM-2115049 for adding CO2 supply and detection system to an existing cannabis facility. 100% valuation from the old permit but no plan review (Cannabis is under COM-1819490) - PLNG-INSP
11T - Revision t added CO2 System
EPC - Revision to COM-2115049 and COM-2307132 to comply with mechanical field corrections
CANNABIS: 11T Added CO2 System
EPC - Replacement permit of COM-2115049 for adding CO2 supply and detection system to an existing cannabis facility. 100% valuation from the old permit but no plan review (Cannabis is under COM-1819490)
CANNABIS: 11T Added CO2 System
EXPEDITED - EPC - Add CO2 supply and detection system to an existing cannabis facility (COM-1819490)
CANNABIS: 11T - Revision #2
EPC - Revision to COM-1819490 to remove the designed CO2 system out of the build
E-Permit: Tear Off - No, Resheet - No, 1 layer(s), 298 squares of TPO Single Ply. CRRC: 0676-0001
Cannabis: CANNABIS: 11T Revision #1
EPC - Revisions to COM-1819490 to reconfigure the rooms on the second floor/mezzanine. Revised lighting/hvac design in veg. / clone rooms. Changed framing and modified mezzanine support strategy, including revised shear walls and support columns. Revised some interior, non-load bearing walls and ceilings to insulated panels (DPS).
CANNABIS: 11T
EPC - remodel of commercial building including the remodel of an existing warehouse space into a cannabis cultivation suite remodel area is 15,455 sq. ft. The scope of work includes new interior partition walls, mezzanine, second story office area, interior stairs, doors, lighting, HVAC, (modified) sprinklers, interior finishes, and accessibility upgrades addition area is all within existing footprint of the building 4,051 sq. Ft. Second floor and 5,922 sq. ft. Mezzanine. Converting 15,455 sq. ft. of warehouse at first floor to cannabis cultivation. Addition at mezzanine/second floor: 3,704 sq. ft. of office space B occupancy group, 6,269 sq. ft. of drying, storage and trimming of product S1, F1 occupancy groups. - PLNG-INSP
HSG #19-041821 WWOP Violation List QUAD FEES
Scope of work: Remove Electrical Disconnect, Cord, and conduit that is running to adjacent Building across property line, repair service lateral conduit male terminal adapter were it terminates into gutter above service panels, tighten and seed conduits into couplings near main switch gear. SMUD Safety Inspection Required. Total Valuation $3,500
INSTALL BACKFLOW DEVICE
INSTALL NEW 2" BACKFLOW DEVICE
CANNABIS CULTIVATION
EPC Submittal - Remodel of Commercial Building - THE PROJECT SCOPE INCLUDED HEREIN INCLUDES THE REMODEL OF AN EXISTING WAREHOUSE SPACE INTO A CANNABIS CULTIVATION SUITE REMODLE AREA IS 15,455 SQ. FT.. THE SCOPE OF WORK INCLUDES NEW INTERIOR PARTITION WALLS, MEZZANINE, SECOND STORY OFFICE AREA, INTERIOR STAIRS, DOORS, LIGHTING, HVAC, (MODIFIED) SPRINKLERS, INTERIOR FINISHES, AND ACCESSIBILIYT UPGRADES ADDITION AREA IS ALL WITHIN EXISTING FOOTPRINT OF THE BUILDING 4,051 SQ. FT. SECOND FLOOR AND 5,922 SQ. FT. MEZZANINE. Converting 15,455 sq. ft. of warehouse at first floor to cannabis cultivation. Addition at mezzanine/second floor 3,704 sq. ft. of office space B occupancy group 6,269 sq. ft. of drying, storage and trimming of product S1, F1 occupancy groups.
CANNABIS CULTIVATION
EPC Submittal - Remodel of Commercial Building - THE PROJECT SCOPE INCLUDED HEREIN INCLUDES THE TENANT REMODEL OF AN EXISTING WAREHOUSE SPACE INTO A CANNABIS CULTIVATION SUITE. THE SCOPE OF WORK INCLUDES NEW INTERIOR PARTITION WALLS, MEZZANINE, SECOND STORY OFFICE AREA, INTERIOR STAIRS, DOORS, LIGHTING, HVAC, (MODIFIED) SPRINKLERS, INTERIOR FINISHES, AND ACCESSIBILIYT UPGRADES
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
1.89 acres
Assessor's classification for assessment purposes. This is not zoning.
5801 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 062-0110-008-0000. 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.
| $2,000 |
| 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 |
| Burdette Construction Recent nearby: 5701 88th St (Dec 28, 2020) | Commercial tenant improvement | 9 in ½ mi | $2,726,000 | 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 |
| Furst Construction Recent nearby: 8625 Unsworth Ave (Sep 29, 2022) | Commercial tenant improvement | 6 in ½ mi | $20,159,000 | 0 vs 0 prior |
| Mountain Valley Construction Recent nearby: 5701 88th St (Dec 21, 2021) | Commercial tenant improvement | 6 in ½ mi | $8,538,475 | 0 vs 2 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% |
| Deacon Construction Recent nearby: 5909 88th St (Aug 10, 2022) | Addition (adds square footage) | 4 in ½ mi | $2,050,000 | 12 vs 11 prior+9% |
| 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) |
| Roof replacementOn this parcel | 19,072 | 0d | 0d | 0d | 2d | 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.