8651 Younger Creek Dr
Sacramento 95828 · Florin Fruitridge Industrial Park · City of Sacramento · Coordinates: 38.51867, -121.38083
Executive Verdict · Public-Records Synthesis
Zoned M-2S in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $457,000 ($402,000–$512,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$69,190 contributory est.)
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)
- ✓ Above-average reinvestment in Florin Fruitridge Industrial Park
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)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: 0.2% annual chance flood hazard (shaded X))
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)
- ! Delayed or open permit activity on this parcel
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)
- ! 1 slow or stalled nearby project within ½ mile
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)
- ! Year 1 Prop 13 tax reset (~$5,660/yr at $457,000)
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
Parcel & Assessor
- Lot size:
- 67,082 sq ft (1.54 ac)
- Assessor use:
- Industrial · Warehouse · Other
- Tax rate area:
- 03042
- Addresses on lot:
- 8651 YOUNGER CREEK DR; 8651 YOUNGER CREEK DR STE A STE A; 8651 YOUNGER CREEK DR STE B STE B
Zoning & Land Use
M-2S — Heavy Industrial Zone (I)
2040 General Plan: Industrial Mixed Use (FAR up to 1)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned M-2 (industrial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned M-2 (industrial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned M-2 (industrial), not a single-family residential zone.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Not in a State-mapped fire hazard severity zone
- FEMA National Flood Hazard Layer
- Zone X: 0.2% annual chance flood hazard (shaded X) (all of the lot) · FIRM panel 06067C0195H, effective August 16, 2012
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $402,000 – $512,000 · Status: Off market
HUD Small Area FMR (ZIP 95828) · FY 2026
Studio $1,630 · 1BR $1,710 · 2BR $2,100 · 3BR $2,800 · 4BR $3,220
Developments Deserving Closer Investigation & Active Area Builders
- New commercial building at 0 Unknown (Fee estimate)0.35 mi SE
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).
- Plumbing / water heater / sewer (COM-2106432) (Finaled)On this parcel
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).
- Plan revision / deferred submittal (SUB-1914953) (Abandoned)On this parcel
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).
- Other (COM-1800233) (Finaled)On this parcel
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).
Entity-resolved builders & contractors in ½ mile: Nutech Alternative Energy (3 on parcel, 9 in ½ mi · Commercial tenant improvement); Mark Iii Construction (1 on parcel, 6 in ½ mi · Commercial tenant improvement); Marketone Builders (1 on parcel, 3 in ½ mi · Commercial tenant improvement); Signal Service (2 on parcel, 2 in ½ mi · Fire alarm / sprinkler); Chavez Fencing (1 on parcel, 1 in ½ mi · Other).
Permit & Project History on This Parcel (19 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2506897 | Fire alarm / sprinkler | Finaled | Iss. Apr 11, 2025 | $569 | EPC - Install new cellular communicator on existing fire alarm system. |
| COM-2316044 | Other | Finaled | Iss. Oct 6, 2023 | $33,510 | EPC - Installation of a 10 ft tall electrified security system behind customers existing perimeter fence around two parc… |
| COM-2106432 | Plumbing / water heater / sewer | Finaled | Iss. Jun 1, 2021 | $7,500 | EPC -H# 19-037187 reduced scope of work for new permit to complete expired permit com-1920747, reduced scope of work, … |
| RES-2106430 | Plumbing / water heater / sewer | Void | App. Mar 26, 2021 | $7,500 | 19-037187 rduced scope of work for new permit superceding non-completed permit com-1920747, reduced scope of work, rem… |