Sacramento 95828 · Florin Fruitridge Industrial Park · APN 062-0120-031-0000 · City of Sacramento
Zoned M-2S in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $457,000 ($402,000–$512,000).
Public building records show issued construction/renovation work on this parcel (19 total permits, latest Apr 11, 2025).
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.
$457,000
Benchmark range: $402,000 – $512,000
Plumbing / water heater / sewer (COM-2106432): Issued after 2 mo — slower than 90% of plumbing / water heater / sewer permits in City of Sacramento (median 0d, 90th pct 1d, n=18,112).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: New commercial building at 0 Unknown (0.35 mi SE, 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 (~$472/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
105 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 8.3 yr (since Aug 6, 2018), with no new permit record in 8.3 yr. · $7,852,109 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 fire alarm / sprinkler (6201 Florin Perkins Rd): Status changed from Issued to Finaled
Record COM-2617370 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby fire alarm / sprinkler (6201 Florin Perkins Rd B): Status changed from Issued to Finaled
Record COM-2619301 · 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 (8 Light Sky Ct 2): Status changed from Issued to Expired Permit
Record COM-2502223 · 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 plan revision / deferred submittal (6350 Sky Creek Dr): Status changed from Ready For Pickup to Complete
Record COM-2619446 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (6350 Sky Creek Dr): Status changed from Issued to Finaled
Record COM-2426191 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (6201 Florin Perkins Rd): Status changed from Plan Check Target to Verify
Record COM-2618230 · 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
Nearby commercial tenant improvement (6200 Sky Creek Dr): First appeared in published agency feed
Record COM-2623055 · 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)
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 8.3 yr (since Aug 6, 2018), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($7,852,109 declared valuation across 1 permit).
Issued after 2 mo — slower than 90% of plumbing / water heater / sewer permits in City of Sacramento (median 0d, 90th pct 1d, n=18,112).
Pending in review for 7.3 yr (64.7× 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 8 mo (7.4× the 33d median) — slower than 90% of other permits in City of Sacramento (median 33d, 90th pct 196d, n=837).
Issued after 2 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
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 | 3 on parcel9 in ½ mi | $3,226,239 | 2 vs 10 prior−80% |
| Mark Iii Construction | Commercial tenant improvement | 1 on parcel6 in ½ mi | $1,488,700 | 2 vs 4 prior |
| Marketone Builders | Commercial tenant improvement | 1 on parcel3 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 ($4,550/yr) + local voter-approved bond debt ($637/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.
−$15,721/yr
Cash needed: $100,100
NOI: $11,888/yr
P&I: $2,301/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 | −$1,551/mo | -18.6% | $4,098/mo | −$1,519/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,100/mo | −$1,310/mo | -15.7% | $3,793/mo | −$1,159/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 | −$1,172/mo | -14.0% | $3,705/mo | −$885/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 ↗
Cell Communicator
EPC - Install new cellular communicator on existing fire alarm system.
SECURITY FENCE
EPC - Installation of a 10 ft tall electrified security system behind customers existing perimeter fence around two parcels. - PLNG-INSP
H# 19-037187 remodel
EPC -H# 19-037187 reduced scope of work for new permit to complete expired permit com-1920747, reduced scope of work, remove new wall in fill at loading, dock wall openings, remove new roll up door at loading dock wall in fill, remove new 3' x 7 ' door at loading dock wall in fill, remove new 3' x 7' interior door at loading dock wall . existing roll up door at interior loading dock wall to remain, remove new demising wall and suite c , plumbing to suite a to remain per com-1920747 - PLNG-INSP
19-037187 remodel
19-037187 rduced scope of work for new permit superceding non-completed permit com-1920747, reduced scope of work, remove new wall in fill at loading,dock wall openings, remove new roll up door at loading dock wall in fill, remove new 3' x 7 ' door at loading dock wall in fill, remove new 3' x 7' interior door at loading dock wa;;. exostomg roll up door at interior laoding docck wall to remain, remove new demising wall and suite c , plumbing to suite a to remain per com-1920747
H#19-037187 -SUITE -#A - REVISION TO COM-1921100
EPC - H#19-037187 -SUITE -#A - REVISION TO COM-1921100 -- REMOVAL ALL NON- PERMITTED WALLS WITHIN SUITE# A ONLY
REVISION TO COM-1902118
EPC - REVISION TO COM-1902118: Remove Electrical Portion of work from Permit
19-037187 demising walls
(15,10,10) SUITE A 19-037187 construct new 22ft demising walls - PLNG-INSP*****H#19-037187 -SUITE -#A - ********REVISION TO -- REMOVAL ALL NON- PERMITTED WALLS WITHIN SUITE# A ONLY*****
CANNABIS: 19-037187 plumbing
CANNABIS: (15,10,10) 19-037187 SUITE C new plumbing and waste line. Remodel permit to be issued under separate permit and not for occupancy.
HSG #19-037187 (Suite A) - Remodel
HSG #19-037187***EXPEDITED - NOT FOR OCCUPANCY-Tenant Improvement will be under a separate permit. Suite A Remodel to Include: Removal of existing loading dock, infill existing sloped loading dock with engineered fill and new concrete slab. New wall at existing opening. Add new 3x7 door and 10x10 roll up door. Branch sewer from main into suite A - PLNG-INSP
CANNABIS - 8651 Younger Creek Dr (Suite A) - Remodel
EXPEDITED - Suite A Remodel to Include: Convert existing loading 1800 SQ FT doc area (currently U Occupancy) to F1 occupancy. Removal of existing loading dock, infill existing sloped loading dock with engineered fill and new concrete slab. New wall at existing opening. Add new 3x7 door and 10x10 roll up door. Branch sewer from main into suite A
8651 Younger Creek Dr (Suite A) - Remodel
EXPEDITED - NOT FOR OCCUPANCY-Tenant Improvement will be under a separate permit. Suite A Remodel to Include: Removal of existing loading dock, infill existing sloped loading dock with engineered fill and new concrete slab. New wall at existing opening. Add new 3x7 door and 10x10 roll up door. Branch sewer from main into suite A - PLNG-INSP
CANNABIS: California Dreamin - Remodel
EPC Submittal - Remodel and Change of Use of Commercial Building - Interior remodel for new cannabis infused soda production and distribution center-California Dreamin'. New interior walls, new electrical receptacles, new lighting, new supply and returns, new roof top HVAC unit, & new plumbing work. - PLNG-INSP
EPC Submittal - Remodel and Change of Use of Commercial Building - Interior remodel for new cannabis infused soda production and distribution center-California Dreamin'. New interior walls, new electrical receptacles, new lighting, new supply and returns, new roof top HVAC unit, new plumbing work.
REVISION TO COM-1902118
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
1.54 acres
Assessor's classification for assessment purposes. This is not zoning.
8651 YOUNGER CREEK DR; 8651 YOUNGER CREEK DR STE A STE A; 8651 YOUNGER CREEK DR STE B STE 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 062-0120-031-0000. 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.
| $4,030,329 |
| 10 vs 13 prior−23% |
| Signal Service | Fire alarm / sprinkler | 2 on parcel2 in ½ mi | $1,069 | 0 vs 0 prior |
| Chavez Fencing | Other | 1 on parcel1 in ½ mi | $33,510 | 0 vs 0 prior |
| Buzz Oates Construction Recent nearby: 8671 Younger Creek Dr (Aug 15, 2018) | Commercial tenant improvement | 12 in ½ mi | $23,828,636 | 9 vs 5 prior |
| Sisler And Sisler Construction Recent nearby: 8545 Unsworth Ave (Apr 29, 2024) | Commercial tenant improvement | 11 in ½ mi | $7,198,024 | 0 vs 1 prior |
| Borrellis Electric Recent nearby: 5860 88th St (Mar 10, 2023) | Commercial tenant improvement | 9 in ½ mi | $928,380 | 0 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 |
| Mid Cal Constructors Recent nearby: 8670 Younger Creek Dr (Jul 1, 2026) | Commercial tenant improvement | 7 in ½ mi | $2,490,000 | 6 vs 5 prior |
| 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 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) |
| Plumbing / water heater / sewerOn this parcel | 18,112 | 0d | 0d | 0d | 1d | 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.
EXPEDITED - REVISION TO COM-1902118: Remove suite D&C; create single suite D. Remove demising wall, remove 500amp panels, install 1x 1000 amp panel. Not for Occupancy
SUITE C & D
EXPEDITED - Not for Occupancy-Construct 2 demising walls to create Suite C (4120 sf) and Suite D (4880 Sf) from the existing Suite B suite. New electrical panels, new sanitary sewer stub out, new water sub-meter. SEE COM-1909618: Remove suite D&C; create single suite D. Remove demising wall, remove 500amp panels, install 1x 1000 amp panel. SEE REVISION COM-2007738: REMOVE ELECTRICAL WORK
Security Fencing
Install security fencing and gates around this commercial property per the approved plans.
Electrical Service Upgrades
Upgrade and install new main switchboard with new power.
Interior Remodel
EXPEDITED - Interior remodel adding 1 demising wall and running new 2" water line.
Fire Alarm
Add cellular communication to existing fire alarm system.