8141 Elder Creek Rd
Sacramento 95824 · Elder Creek · City of Sacramento · Coordinates: 38.51183, -121.40635
Executive Verdict · Public-Records Synthesis
Zoned M-2S in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $286,000 ($252,000–$320,000).
Upsides & Opportunities
- ✓ 9 documented municipal building permits on file
On-parcel permit history is indexed through Feb 4, 2025, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
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
Fire alarm / sprinkler (COM-2410440): Issued after 5 mo (10.7× the 14d median) — slower than 90% of fire alarm / sprinkler permits in City of Sacramento (median 14d, 90th pct 71d, n=2,312).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: Mandolin Estates (0.37 mi SW, entitled). 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 (~$3,710/yr at $286,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$309/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:
- 188,179 sq ft (4.32 ac)
- Assessor use:
- Industrial · Warehouse · Distribution
- Tax rate area:
- 03376
- Addresses on lot:
- 8141 ELDER CREEK RD
Zoning & Land Use
M-2S — Heavy 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-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: $252,000 – $320,000 · Status: Off market
HUD Small Area FMR (ZIP 95824) · FY 2026
Studio $1,400 · 1BR $1,460 · 2BR $1,800 · 3BR $2,400 · 4BR $2,760
Developments Deserving Closer Investigation & Active Area Builders
- Mandolin Estates (Entitled)0.37 mi SW
In "Entitled" for 6 yr (since Nov 23, 2020), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (13 housing units, 13 deed-restricted affordable across 0 permits).
- 7-Eleven on Elder Creek Rd (Fee estimate)0.16 mi SW
In "Fee estimate" for 4.6 yr (since Apr 18, 2022), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($5,400,000 declared valuation across 1 permit).
- Fire alarm / sprinkler (COM-2410440) (Finaled)On this parcel
Issued after 5 mo (10.7× the 14d median) — slower than 90% of fire alarm / sprinkler permits in City of Sacramento (median 14d, 90th pct 71d, n=2,312).
- Fire alarm / sprinkler (COM-2112199) (Expired Permit)On this parcel
Issued after 2 mo (3.9× the 14d median) — above the 75th percentile for fire alarm / sprinkler permits in City of Sacramento (median 14d, 75th pct 29d, n=2,312).
Entity-resolved builders & contractors in ½ mile: Johnson Controls Fire Protection (7 on parcel, 7 in ½ mi · New garage / accessory structure); Alpha Tower Alarm (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler); J And D Greenberg Enterprises (1 on parcel, 1 in ½ mi · General repair); Nutech Alternative Energy (30 in ½ mi · Commercial tenant improvement); Habitat For Humanity Of Greater Sacramento (10 in ½ mi · New single-family home).
Permit & Project History on This Parcel (9 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2501480 | Fire alarm / sprinkler | Finaled | Iss. Feb 4, 2025 | $8,300 | EPC - Emergency replacement of existing proprietary fire alarm system to a non proprietary system so owner can take back… |
| COM-2410440 | Fire alarm / sprinkler | Finaled | Iss. Oct 11, 2024 | $22,800 | Permit for final insepctions ONLY on expired permit COM-2112199 - EPC - Convert existing overhead fire sprinkler system … |
| COM-2410431 | New commercial / non-residential building | Finaled | Iss. Oct 11, 2024 | $18,969 | Permit for final inspections ONLY on expired permit COM-2010779 - EPC - Install new fire pump house @204 SF with 1000 G… |
| COM-2212877 | Fire alarm / sprinkler | Finaled |