8580 Younger Creek Dr
Sacramento 95828 · Florin Fruitridge Industrial Park · City of Sacramento · Coordinates: 38.51639, -121.38660
Executive Verdict · Public-Records Synthesis
Zoned M-2S in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $418,000 ($368,000–$468,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$30,000 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Aug 3, 2026).
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
Addition (adds square footage) (COM-2518794): Issued after 11 mo (7.9× 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)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: Mark III Estimate (0.32 mi S, 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 (~$5,215/yr at $418,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$435/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:
- 38,450 sq ft (0.88 ac)
- Assessor use:
- Industrial · Warehouse · Processing
- Tax rate area:
- 03267
- Addresses on lot:
- 8580 YOUNGER CREEK DR
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: $368,000 – $468,000 · 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
Nearby Activity (½ mile radius, since November 2024)
1 active or recent development project and 105 total building permits recorded within ½ mile.
- New construction1 permit
- Additions & renovations33 permits
- Building systems39 permits
- Other32 permits
Developments Deserving Closer Investigation & Active Area Builders
- Mark III Estimate (Fee estimate)0.32 mi S
In "Fee estimate" for 8 yr (since Nov 20, 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 ($3,472,204 declared valuation across 3 permits).
- Addition (adds square footage) (COM-2518794) (Issued)On this parcel
Issued after 11 mo (7.9× the 42d median) — slower than 90% of addition (adds square footage) permits in City of Sacramento (median 42d, 90th pct 162d, n=1,948).
- Sac City Commissary (In review)0.47 mi NW
In "In review" for 4 mo (since Jul 23, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657).
- Depot Park Logistics Facility (Finaled / completed)0.38 mi W
High-impact scale ($18,813,806 declared valuation across 39 permits).
Entity-resolved builders & contractors in ½ mile: Du Mor Fire (1 on parcel, 2 in ½ mi · Fire alarm / sprinkler); Ka Lau Construction (1 on parcel, 1 in ½ mi · Addition (adds square footage)); Bay Alarm (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler); Sisler And Sisler Construction (11 in ½ mi · Commercial tenant improvement); Buzz Oates Construction (10 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2518794 | Addition (adds square footage) | Issued | Iss. Aug 3, 2026 | $40,000 | EPC - PERMIT PREVIOUSLY UNPERMITTED WORK TO INCLUDE MECHANICAL SHED ADDITION (84 SQ.FT.) AND NEW INTERIOR WALLS, DOORS, … |
| COM-2508408 | Fire alarm / sprinkler | Finaled | Iss. May 6, 2025 | $3,000 | EPC - Provide new fire sprinkler piping to the exterior shed at the North End of Building, adding two sprinklers. |
| COM-1807238 | Fire alarm / sprinkler | Finaled | Iss. Apr 19, 2018 | $250 | Add a wireless communicator to this existing sprinkler monitoring system as the single path means of alarm transmission. |
| COM-1618990 | Commercial tenant improvement | Complete | App. Nov 28, 2016 | — | Revision to Com-1409532. Revision to remove 2 HVAC Units, 5 Tumblers, exhaust hoods, fans and curb from scope of permit… |