5550 S Watt Ave
Sacramento 95826 · New Brighton · City of Sacramento · Coordinates: 38.52571, -121.37088
Executive Verdict · Public-Records Synthesis
Zoned M-1S-R in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $399,000 ($351,000–$447,000).
Upsides & Opportunities
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Feb 25, 2026, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in New Brighton
4 substantial renovation & housing permits over 24 months (37.7 per 1,000 parcels vs. 30.4 citywide baseline) (#100 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (New Brighton)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: minimal flood hazard)
all of the lot of the parcel intersects Zone X: minimal flood hazard. Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: 8981 Osage Avenue Warehouse (0.23 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 (~$4,999/yr at $399,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$417/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:
- 39,047 sq ft (0.90 ac)
- Assessor use:
- Retail / Commercial · Vehicle Oriented · Service Station
- Tax rate area:
- 03273
- Addresses on lot:
- 5550 S WATT AVE; 5550 S WATT AVE # B # B
Zoning & Land Use
M-1S-R — Light Industrial Zone (I)
2040 General Plan: Employment Mixed Use (FAR up to 1)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned M-1 (industrial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned M-1 (industrial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned M-1 (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: minimal flood hazard (all of the lot) · FIRM panel 06067C0215H, 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: $351,000 – $447,000 · Status: Off market
HUD Small Area FMR (ZIP 95826) · FY 2026
Studio $1,690 · 1BR $1,770 · 2BR $2,180 · 3BR $2,900 · 4BR $3,350
Developments Deserving Closer Investigation & Active Area Builders
- 8981 Osage Avenue Warehouse (Fee estimate)0.23 mi SE
In "Fee estimate" for 5.5 yr (since May 3, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). High-impact scale ($10,000,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Wilkeys Construction (1 on parcel, 1 in ½ mi · Other); G And J Neon Signs (1 on parcel, 1 in ½ mi · Sign); Quality Choice Construction (1 on parcel, 1 in ½ mi · Electrical / panel); Co2 Monitoring (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler); Burdette Construction (9 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-2603194 | Fire alarm / sprinkler | Finaled | Iss. Feb 25, 2026 | $2,327 | EPC - Installation of a CO2 monitoring system for beverage dispensers. |
| COM-2325391 | Other | Finaled | Iss. Feb 5, 2024 | $70,000 | EPC - Remove (4) existing fuel dispensers. Set (4) new Gilbarco E-700 dispensers. Install Bravo plates. Replace shear … |
| SIG-2007955 | Sign | Expired Permit | Iss. May 19, 2020 | $8,000 | Reface of existing gas price faces, 7-Eleven face, remove a raceway sign and install channel letter signs and four (4) d… |
| COM-1815352 | Electrical / panel | Finaled | Iss. Aug 9, 2018 | $5,000 | EXPEDITED - Repair Damages to mechanical, Electrical and structural components, repair charred structural membrane, repa… |