8670 Younger Creek Dr
Sacramento 95828 · Florin Fruitridge Industrial Park · City of Sacramento · Coordinates: 38.51610, -121.38110
Executive Verdict · Public-Records Synthesis
Zoned M-2S in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $485,000 ($427,000–$543,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$137,043 contributory est.)
Public building records show issued construction/renovation work on this parcel (34 total permits, latest Jul 1, 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
Commercial tenant improvement (COM-2522809): Issued after 8 mo (3.9× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: New commercial building at 0 Unknown (0.25 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)
- ! Year 1 Prop 13 tax reset (~$5,979/yr at $485,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$498/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:
- 1,268,467 sq ft (29.12 ac)
- Assessor use:
- Industrial · Warehouse · Storage
- Tax rate area:
- 03267
- Addresses on lot:
- 8670 YOUNGER CREEK DR; 8670 YOUNGER CREEK DR STE 470 STE 470
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: $427,000 – $543,000 · 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)0.25 mi E
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).
- Mark III Estimate (Fee estimate)0.38 mi SW
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).
- Commercial tenant improvement (COM-2522809) (Issued)On this parcel
Issued after 8 mo (3.9× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
- Commercial tenant improvement (COM-2525828) (Finaled)On this parcel
Issued after 7 mo (3.2× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
Entity-resolved builders & contractors in ½ mile: Mark Iii Construction (1 on parcel, 10 in ½ mi · Commercial tenant improvement); Mid Cal Constructors (6 on parcel, 7 in ½ mi · Commercial tenant improvement); Material Handling (1 on parcel, 7 in ½ mi · Commercial tenant improvement); Barnum Mechanical (6 on parcel, 6 in ½ mi · Plan revision / deferred submittal); Accurate Corporate Images (3 on parcel, 5 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (34 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2522809 | Commercial tenant improvement | Issued | Iss. Jul 1, 2026 | $500,000 | EXPEDITED - EPC - REMOVE EXISTING 630 SF TRAINING ROOM TO CREATE A NEW 2100 SF CAFETERIA, BREAK ROOM, BATHROOMS AND OFF… |
| COM-2525828 | Commercial tenant improvement | Finaled | Iss. Jun 30, 2026 | $40,000 | EPC - Scope of work under this permit involves installation of a new 2-hour rated Hazmat container within the existing L… |
| COM-2525159 | Commercial tenant improvement | Finaled | Iss. Jun 30, 2026 | $75,000 | EXPEDITED - EPC - Install racking, modify Fire Sprinklers FOR HIGH PILED COMBUSTIBLE STORAGE. |
| COM-2522848 | Fire alarm / sprinkler | Issued | Iss. Dec 9, 2025 | $1,500 | EPC - Tenant Improvement, expanding of Breakroom requires additional Notification Appliances be added to existing fire a… |