8761 Younger Creek Dr
Sacramento 95828 · Florin Fruitridge Industrial Park · City of Sacramento · Coordinates: 38.51246, -121.38155
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 (+$136,500 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest May 16, 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
Roof replacement (COM-2403034): Issued after 4 mo — slower than 90% of roof replacement permits in City of Sacramento (median 0d, 90th pct 2d, n=19,072).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: Mark III Estimate (0.21 mi W, 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:
- 253,519 sq ft (5.82 ac)
- Assessor use:
- Industrial · Light · Assembly
- Tax rate area:
- 03267
- Addresses on lot:
- 8761 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: $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
- Mark III Estimate (Fee estimate)0.21 mi W
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).
- New commercial building at 0 Unknown (Fee estimate)0.31 mi NE
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).
- HP Communication (In review)0.34 mi SE
In "In review" for 4.9 yr (since Dec 20, 2021), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($900,000 declared valuation across 5 permits).
- Roof replacement (COM-2403034) (Finaled)On this parcel
Issued after 4 mo — slower than 90% of roof replacement permits in City of Sacramento (median 0d, 90th pct 2d, n=19,072).
Entity-resolved builders & contractors in ½ mile: Trustar Energy (2 on parcel, 2 in ½ mi · Plan revision / deferred submittal); Modern Building (2 on parcel, 2 in ½ mi · Addition (adds square footage)); Opal Fuels Station Services (1 on parcel, 1 in ½ mi · Other); Ew Carroll And Sons (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Buzz Oates Construction (11 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2507052 | Other | Finaled | Iss. May 16, 2025 | $210,000 | EPC - We are installing additional compressed natural gas (CNG) fueling station equipment to an already existing open ai… |
| COM-2403034 | Roof replacement | Finaled | Iss. Jun 7, 2024 | $40,000 | Commercial Roof Permit: Remove remaining roof damaged by storm and replace with like-for-like material. Tear off, re-s… |
| COM-2011302 | Addition (adds square footage) | Finaled | Iss. Oct 2, 2020 | $50,000 | EPC - Construction of a 1200 sq. ft. pre-engineered metal canopy set up against building wall, no gap. |
| COM-1924237 | Plan revision / deferred submittal | Complete | App. Dec 13, 2019 | — | revision to COM-1901452 one line diagram to reflect field conditions. attached smud commitment letter/ prints reflect c… |