5380 S Watt Ave
Sacramento 95826 · New Brighton · City of Sacramento · Coordinates: 38.52726, -121.37081
Executive Verdict · Public-Records Synthesis
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).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$158,400 contributory est.)
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)
- ✓ 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)
- ! Delayed or open permit activity on this parcel
Plan revision / deferred submittal (SUB-1922147): Pending in review for 7 yr (62.4× 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)
- ! 1 slow or stalled nearby project within ½ mile
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)
- ! Year 1 Prop 13 tax reset (~$6,811/yr at $558,000)
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
Parcel & Assessor
- Lot size:
- 55,757 sq ft (1.28 ac)
- Assessor use:
- Industrial · Warehouse · Other
- Tax rate area:
- 03273
- Addresses on lot:
- 5380 S WATT AVE; 5380 S WATT AVE # 100 # 100; 5380 S WATT AVE # 200 # 200
Zoning & Land Use
M-1S-R — Light 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-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: $491,000 – $625,000 · 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)0.32 mi S
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).
- Plan revision / deferred submittal (SUB-1922147) (Abandoned)On this parcel
Pending in review for 7 yr (62.4× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
- Plan revision / deferred submittal (SUB-1824207) (Abandoned)On this parcel
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).
- Addition (adds square footage) (COM-1902361) (Certificate of Occupancy)On this parcel
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).
Entity-resolved builders & contractors in ½ mile: Top Notch Construction (4 on parcel, 4 in ½ mi · Addition (adds square footage)); New Era Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Daler Green Construction (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Tnc Construction Group (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Adt Commercial (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler).
Permit & Project History on This Parcel (16 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2308356 | Fire alarm / sprinkler | Finaled | Iss. May 11, 2023 | $11,115 | EPC - installing new manual fire alarm system for non sprinklered existing building. |
| COM-2215584 | Commercial tenant improvement | Finaled | Iss. Sep 26, 2022 | $3,000 | EPC - Install an open metal mesh with steel tube frame fencing and gate to provide a secured lobby in response to Sacram… |
| COM-2202889 | Plan revision / deferred submittal | Complete | App. Feb 8, 2022 | — | EPC - REVISION TO COM-1902361. Show Knox lock box and refuge area striping on plans as instructed by the Fire Dept. insp… |
| COM-2114167 | Plan revision / deferred submittal | Complete | App. Jun 30, 2021 | — | EPC - REVISION TO COM-1902361. Clarification to CO2 monitors and removal of sink. |