Sacramento 95826 · New Brighton · APN 063-0053-016-0000 · City of Sacramento
Zoned M-1S-R in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $558,000 ($491,000–$625,000).
Public building records show issued construction/renovation work on this parcel (16 total permits, latest May 11, 2023).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
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)
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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$558,000
Benchmark range: $491,000 – $625,000
Plan revision / deferred submittal (SUB-1922147): Pending in review for 7 yr (62.3× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: 8981 Osage Avenue Warehouse (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)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$568/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
27 permits within ½ mile since November 2024
The map shows new construction, ADUs, demolitions, additions, and renovations. Routine systems work (roofs, HVAC, water heaters) is counted but not mapped. Unit counts are as stated on permits.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: permits located by parcel, ½ mile radius · Source updated Nov 1, 2026 · Retrieved Nov 3, 2026
Public-records benchmark estimate combining Zillow Home Value Index (Data provided by Zillow), Census ACS 5-year estimates, parcel land-use/lot characteristics, and issued building permits. Not an official appraisal.
No ADU or new-home permits recorded within ¼ mile in this window.
Permit counts, by the date issued (or applied, if not yet issued). Lot splits are planning cases, which we don't have.
We read public zoning and hazard maps against state law (ADUs: Gov. Code 66314; SB 9: Gov. Code 65852.21 and 66411.7). Local rules, title, tenancy history and site conditions can change the answer. Check with City of Sacramento's planning department before relying on it.
Sources: City of Sacramento CDD, Zoning (retrieved Nov 11, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Nov 9, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Nov 9, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Nov 9, 2026) · Zoning classes: our classification of M-1 as industrial, checked against the zone description on Oct 24, 2026
Chronological history of building permit applications and issuances, snapshot-dated status changes, State housing entitlements, surrounding development within ½ mile, and area home-value trends.
In "Fee estimate" for 5.5 yr (since May 3, 2021), with no new permit record in 5.5 yr. · $10,000,000 declared valuation
Nearby commercial tenant improvement (5720 Alder Ave): Status changed from Issued to Expired Permit
Record COM-2426580 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (8900 Osage Ave): First appeared in published agency feed
Record COM-2623766 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (8901 Osage Ave): First appeared in published agency feed
Record COM-2622345 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Latest published Zillow Home Value Index (ZHVI) update
Changed from $465,625 in September 2025 to $462,374 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95826 (not a parcel appraisal)
Annual ZIP 95826 home-value index checkpoint
Changed from $480,304 in September 2024 to $465,625 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95826 (not a parcel appraisal)
Annual ZIP 95826 home-value index checkpoint
Changed from $467,145 in September 2023 to $480,304 in September 2024.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95826 (not a parcel appraisal)
Annual ZIP 95826 home-value index checkpoint
Changed from $492,216 in September 2022 to $467,145 in September 2023.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95826 (not a parcel appraisal)
Fire alarm / sprinkler permit issued (COM-2308356)
FIRE ALARM
EPC - installing new manual fire alarm system for non sprinklered existing building. · Declared valuation: $11,115 · Contractor: A D T Commercial Llc
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Fire alarm / sprinkler permit application filed (COM-2308356)
FIRE ALARM
EPC - installing new manual fire alarm system for non sprinklered existing building. · Declared valuation: $11,115 · Contractor: A D T Commercial Llc
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Annual ZIP 95826 home-value index checkpoint
Changed from $445,301 in September 2021 to $492,216 in September 2022.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95826 (not a parcel appraisal)
Commercial tenant improvement permit issued (COM-2215584)
Security Door
EPC - Install an open metal mesh with steel tube frame fencing and gate to provide a secured lobby in response to Sacramento Police Department comments. · Declared valuation: $3,000
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Commercial tenant improvement permit application filed (COM-2215584)
Security Door
EPC - Install an open metal mesh with steel tube frame fencing and gate to provide a secured lobby in response to Sacramento Police Department comments. · Declared valuation: $3,000
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Plan revision / deferred submittal permit application filed (COM-2202889)
Revision - Knox Box & Refuge Area
EPC - REVISION TO COM-1902361. Show Knox lock box and refuge area striping on plans as instructed by the Fire Dept. inspector. See delta 3 on site plan sheet (S-1).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Annual ZIP 95826 home-value index checkpoint
Changed from $360,886 in September 2020 to $445,301 in September 2021.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95826 (not a parcel appraisal)
Plan revision / deferred submittal permit application filed (COM-2114167)
REVISION - CO2 Monitors & Sink
EPC - REVISION TO COM-1902361. Clarification to CO2 monitors and removal of sink.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Cross-referenced intelligence from our historical development graph—connecting parcels, permits, entity-resolved builders, empirical review-time distributions, and neighborhood renovation trends.
Explore full City of Sacramento development graph →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).
Pending in review for 7 yr (62.3× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Pending in review for 7.9 yr (70.3× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Issued after 5 mo (3.3× the 42d median) — above the 75th percentile for addition (adds square footage) permits in City of Sacramento (median 42d, 75th pct 83d, n=1,948).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 106 parcels
Small prior baseline
City baseline: 30.4 / 1k
4 in trailing 24m
Includes 0 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Top Notch Construction | Addition (adds square footage) | 4 on parcel4 in ½ mi | $1,000,000 | 0 vs 0 prior |
| New Era Roofing | Roof replacement | 1 on parcel1 in ½ mi | $37,800 | 0 vs 0 prior |
| Daler Green Construction | Commercial tenant improvement | 1 on parcel1 in ½ mi | $24,850 |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family home | 3,657 | 28d | 45d | 85d | 184d | 41d(vs 51d prior) |
| New duplex / half-plex | 115 | 82d | 184d | 416d | 575d | 144d(vs 361d prior) |
| New multifamily / condos / mixed-use | 199 | 125d | 210d | 365d | 627d | 199d(vs 289d prior) |
| Accessory dwelling unit (new or conversion) |
HUD Small Area Fair Market Rent · ZIP 95826
HUD FY 2026 · 40th-percentile gross rentCensus ACS 5-year median gross rent (all bedroom counts combined):
Area home-value benchmarks (not an appraisal)
ZIP & neighborhood mediansUnder California Proposition 13, the seller's historical assessed value does not carry over to a buyer. On sale, the parcel is reassessed at the purchase price: 1.00% base rate ($5,600/yr) + local voter-approved bond debt ($784/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
Model adding a backyard ADU or garage conversion under California's Prop 13 blended new-construction assessment (existing house & land tax base stays intact; only ADU build cost is assessed) and SB 13 impact-fee rules.
−$22,593/yr
Cash needed: $123,200
NOI: $11,387/yr
P&I: $2,832/mo
For $0/mo net cash flow
At $2,175/mo gross rent
| Scenario | Assumptions | Year 1 Rent | Year 1 Cash Flow | Cash-on-Cash | Break-Even Rent | Year 5 Cash Flow |
|---|---|---|---|---|---|---|
| Conservative | −8% starting rent, +3% vacancy, +3% combined maintenance/CapEx, 1.5%/yr rent growth | $2,001/mo | −$2,133/mo | -20.8% | $4,978/mo | −$2,106/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,175/mo | −$1,883/mo | -18.3% | $4,607/mo | −$1,732/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,306/mo | −$1,739/mo | -16.9% | $4,500/mo | −$1,448/mo |
Rental regulatory context (informational only — not legal advice):
California AB 1482 (Tenant Protection Act, Civ. Code § 1947.12) caps annual rent increases at 5% + local CPI (max 10%) on covered properties. In City of Sacramento: Sacramento Tenant Protection Program (City Code Ch. 5.156) — 5% + CPI (8.6% cap effective July 1, 2026) for covered pre-1995 multifamily units. Official program rules ↗
FIRE ALARM
EPC - installing new manual fire alarm system for non sprinklered existing building.
Security Door
EPC - Install an open metal mesh with steel tube frame fencing and gate to provide a secured lobby in response to Sacramento Police Department comments.
Revision - Knox Box & Refuge Area
EPC - REVISION TO COM-1902361. Show Knox lock box and refuge area striping on plans as instructed by the Fire Dept. inspector. See delta 3 on site plan sheet (S-1).
REVISION - CO2 Monitors & Sink
EPC - REVISION TO COM-1902361. Clarification to CO2 monitors and removal of sink.
Cannabis - 16' Pallet Racking
EXPEDITED - EPC - Cannabis - Installation of 16ft pallet racking in four (4) flower rooms and one (1) veg. room.
REVISION- Plumbing & CO2
EPC - REVISION TO COM-1902361. Remove watering system and some C02 monitors. Relocate C02 tanks to exterior of building (see new sheet P3.3.1).
E-Permit: Tear Off - No, Resheet - No, 1 layer(s), 100 squares of TPO Single Ply. CRRC: 0738-0002
CANNABIS DELIVERY
EPC - Cannabis delivery. Installation of 414 sq. ft. exterior, uncovered, fenced enclosure for secured parking and loading area. - PLNG-INSP
REVISION - Structural - THCA Cannabis Cultivation
EPC - REVISION TO COM-1902361. Add approved RFI to structural drawing as instructed by the city inspector: 1) Joist specified as LPI 36 option; 2) non-rigid attachment of the back shear wall to the roof beam.
REVISION - THCA Cannabis Mech & Elec
EPC - REVISION TO COM-1902361. Revisions to mechanical and electrical systems. Revisions to the ducting design, change Mechanical Roof top design with added Electrical change to support, External lighting has been added with T-24 to support and SMUD inspection changes added to main switch gear.
REVISION - Cannabis Cultivation - THCA
EPC - REVISION TO COM-1902361. Architectural design clarification to entry way ceiling side wall/soffit materials. Refer to Delta 4 on sheets A.5 & A.6 specifying T-111 plywood.
EPC Submittal - Deferred/Revision to Issued Permit com-1920863 - in app folder
REVISION - Cannabis Cultivation - THCA
EPC - REVISION TO COM-1902361. Structural, Architectural and Mechanical drawings will show changes to a door placement on the downstairs veg room, static anchors on 24" structural beam, header design for door ways, HVAC part numbers and schedule, HVAC ducting, grow room ceiling design, wall design from wood to metal in grow rooms, HVAC chase location on the upstairs, transformer slab design, main switch board slab design, actual measurements, exterior door location measurement on west side by water tanks and architectural finish changes to flooring materials, and insulation design.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel (APN) · Source updated Nov 1, 2026 · Retrieved Nov 3, 2026 · Applied and issued dates come from the city's Applied and Issued permit datasets. The city publishes current status without a date, so status changes are dated by the window between our snapshots.
No housing activity reported to the State for this parcel (2018–2025 reports).
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Nov 9, 2026 · From City of Sacramento's Housing Element Annual Progress Reports. A project can appear in several report years as it moves from entitlement to permit to completion.
Source: City of Sacramento CDD, Zoning · Geography: zoning district polygon at parcel point · Source updated Nov 11, 2026 · Retrieved Nov 11, 2026
1.28 acres
Assessor's classification for assessment purposes. This is not zoning.
5380 S WATT AVE; 5380 S WATT AVE # 100 # 100; 5380 S WATT AVE # 200 # 200
Source: Sacramento County GIS, Parcels · Geography: parcel · Source updated Nov 8, 2026 · Retrieved Nov 8, 2026
Assessed values and limited building characteristics (Sacramento County Assessor)
Current roll value. This is assessed value, not market value.
Search by parcel number 063-0053-016-0000. Shows direct levies and special assessments.
Search the city's permit system by address or record number
The official flood hazard map for this location. Our reading of it is under What could be built here.
This site does not show owner names.
| Tnc Construction Group | Commercial tenant improvement | 1 on parcel1 in ½ mi | $15,000 | 0 vs 0 prior |
| Adt Commercial | Fire alarm / sprinkler | 1 on parcel1 in ½ mi | $11,115 | 0 vs 0 prior |
| Burdette Construction Recent nearby: 5701 88th St (Dec 28, 2020) | Commercial tenant improvement | 9 in ½ mi | $2,726,000 | 0 vs 2 prior |
| Mountain Valley Construction Recent nearby: 5701 88th St (Dec 21, 2021) | Commercial tenant improvement | 6 in ½ mi | $8,538,475 | 0 vs 2 prior |
| Nutech Alternative Energy Recent nearby: 5801 88th St (Dec 2, 2024) | Commercial tenant improvement | 4 in ½ mi | $3,140,739 | 2 vs 10 prior−80% |
| Modern Building Recent nearby: 5700 88th St (Nov 10, 2020) | New commercial / non-residential building | 2 in ½ mi | $678,814 | 0 vs 1 prior |
| 145di Sons Recent nearby: 5801 Alder Ave (Dec 4, 2025) | Commercial tenant improvement | 2 in ½ mi | $600,000 | 5 vs 0 prior |
| 1,693 |
| 57d |
| 97d |
| 172d |
| 284d |
| 97d(vs 103d prior) |
| Addition (adds square footage)On this parcel | 1,948 | 6d | 42d | 83d | 162d | 49d(vs 43d prior) |
| Remodel / interior alteration | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvementOn this parcel | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| Roof replacementOn this parcel | 19,072 | 0d | 0d | 0d | 2d | 0d |
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Computed from issued permits with recorded application and issuance dates over the trailing 60 months. Categories with fewer than 20 permits are excluded.
Cannabis Cultivation REVISION - (Plumbing)
EPC - REVISION TO COM-1902361. Removed a floor drain and floor sink. Hand sink relocated to the other side of the hallway; floor drain in the downstairs area is not needed. Both drains removed from scope of work. Hot water heater not needed at this location since the sink was moved to a location where plumbing is already there.
Cannabis Cultivation - THCA
EXPEDITED (15-10-10-5) - EPC - CANNABIS CULTIVATION. Addition of 2nd floor (mezzanine) above main entrance and remodel existing 1-story warehouse (Suite 100) to a new cannabis cultivation facility (Z17-060). Total area of work is 8,899 SF. Mezzanine Addition = 1,362 SF; Type IIIB; Occ. B/F-1; Remodel (1st floor) area of work = 7,537SF; Type IIB; Occ. F-1; non-sprinklered. REVISIONS: COM-1914012- Plumbing; COM-1920863 - several misc; COM-2003215 - Bldg Material; COM-2015690 - Mech/elec; COM-2016510 - structural; COM-2106108 - Plumbing/CO2; COM-2114167 - CO2 & sink removal; COM-2202889 - Knox Box/Refuge area striping. - PLNG-INSP
EPC Submittal - Remodel of Commercial Building - Convert existing warehouse to a new Cultivation, Manufacturing and Distribution operations facility. Demolish existing interior non-load bearing walls and create spaces for new cannabis operations. Add a second floor above the main entrance to be used for Distribution and Manufacturing operations. Prove all required plumbing, mechanical, electrical and structural improvements as shown on the construction documents.