The property is worth about $2.12M, within a range of $2.00M to $2.18M. That is 18% below the $2.50M asking price. The figure rests on eight recorded yard sales within four miles, adjusted to this site's size, plus the assessor's value for the buildings.

The yard fits the business; the shop does not. Laid out to FHWA truck-parking standards, the yard holds 26 drive-through tractor-trailer stalls, or 58 back-in stalls, with the shop and its apron kept clear for repair work. You need 15–20. The shop's roof runs from 7 ft on the south side to 13 ft on the north, below the 13 ft 6 in of a Class 8 tractor across most of its width. Plan on building a taller repair bay.

Offer $1.85M and settle between $2.0M and $2.1M. The owner paid $1.80M in December 2022, the asking price has not moved in 29 months, recorded yard prices have not risen since, and part of the shop roof now appears open.

Land and zoning. Two 2.39-acre lots, C and D, from a 1987 four-lot parcel map. County M-1 permits truck repair and truck storage by right (Zoning Code Table 3.1, use H.15), and gravel meets the county's surface standard for vehicle storage (§5.9.4(B)). The site is flat, with about 4 ft of fall to the west, in FEMA zone X, on city water and a septic system.

The yard holds 26 rigs drive-through, 58 back-in. The layout follows the FHWA Truck Parking Development Handbook (2026): a WB-67 design truck, 74 ft overall, in 20 ft herringbone drive-through slots at 45°, which FHWA recommends because drivers never back up. Each row needs a lane on both sides; lanes here are 50 ft, with 60 ft turn lanes at each end, a 5 ft fence setback, and the shop plus a 40 ft apron and the quarters kept clear. That fits 26 stalls. Straight back-in parking, 12 ft stalls with an 8 ft walkway between pairs per the Caltrans Highway Design Manual and 100 ft aisles, fits 58. FHWA's ideal drive-through density of 13.5 trucks per acre assumes 40-stall rows; this yard's short rows and end lanes cut that roughly in half. Either way, 15–20 trucks fit with room to spare.

The shop is lower than a semi. The LiDAR outlines a 138 × 43 ft building, about 5,900 SF, close to the ±6,500 SF in the marketing. It has a single-slope roof: 7 ft at the south wall rising to 13 ft at the north. A Class 8 tractor stands about 13 ft 6 in, and truck-repair doors are typically 14 ft, so a semi cannot be pulled inside and worked on with the cab tilted. As built, the shop suits parts storage, an office or light-vehicle work.

Part of the roof appears to have opened since 2019. In 2019 the LiDAR found roof over the whole building. Google's 2026 imagery shows a section in the middle, about a quarter of the roof, as bare framing and patched panels. It may be damage, salvaged panels or translucent sheeting; only an inspection will say. Either way, the shop needs work before use.

The owner paid $1.80M in December 2022. The current owner took Lots C and D by grant deed on December 19, 2022. The county's sales file carries no price, but the assessor reset the value to $1,910,173; removing three years of California's 2% annual increase leaves $1,799,999. Lot B next door sold in March 2022; Lot A changed hands by quitclaim in 2023.

Listed at $2.50M for 29 months. The property went on the market May 13, 2024 at $2,500,000, $523,000 per acre, for sale or lease. As of September 25, 2026 it is still listed at that price with no recorded sale. Directory listings name a towing company, a pallet company, a truck-driving school and a yard operator at the address; the 2026 imagery shows about eight trucks on site, so most of those listings look out of date, but any leases need to be confirmed.

Method. Sacramento County publishes each sale's price from the transfer tax on the deed. Of the 48 industrial sales within four miles since January 2023, eight are yards like this one: 1.8 to 8 acres of industrial land with little or no building. Sales priced on large warehouses were excluded; Appendix A lists all 48.

Adjustments. Size is the only adjustment the data supports: fitted to the eight sales, each doubling of acreage lowers price per acre by about 38%. Adding sale date to the fit shows older sales priced about 3.7% a year higher, a weak effect, so no upward time adjustment is made. All eight are within four miles in the same industrial area, so none is made for location.

Value. 4.78 acres at $390,000 is $1,864,200. Adding the assessor's 2022 value for the shop, quarters and sheds, $254,689, gives $2,118,889. The owner's $1.80M purchase in December 2022, with no recorded price growth since, points to the same place. To you the shop is worth less than that $254,689, since it cannot take a tractor; budget separately for a taller repair bay.

Why the seller should move.

1. 29 months on the market at $2.50M without a sale.
2. The price is 39% above the owner's 2022 purchase; recorded yard prices have not risen since.
3. The shop is too low for tractor repair and part of its roof appears open.
4. The site is on septic; a staffed truck shop may need more capacity or a sewer connection.

Conditions to include.

1. All leases and occupants, with move-out dates or the option to keep them.
2. Phase I environmental report; the area has towing, wrecking and truck uses.
3. Building inspection of the roof, door sizes and clear height.
4. Septic inspection and capacity for shop use.
5. Both parcels conveyed together.