Sacramento 95824 · Elder Creek · APN 038-0290-025-0000 · City of Sacramento
Zoned M-2S in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $312,000 ($275,000–$349,000).
Public building records show issued construction/renovation work on this parcel (23 total permits, latest Aug 15, 2024).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
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)
Commercial tenant improvement (COM-2317704): Issued after 7 mo (3.5× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$312,000
Benchmark range: $275,000 – $349,000
Closest lead: Mandolin Estates (0.33 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)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$334/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
Since November 2024 within ½ mile: 2 homes completed, 1 permitted; 1 commercial or mixed-use project.
4 projects with a record in this window, grouped by us from permits and State housing reports. Units are as proposed on each project's latest record and counted at its current stage.
113 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-2 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 "Entitled" for 6 yr (since Nov 23, 2020), with no new permit record in 6 yr. · 13 units
In "Fee estimate" for 4.6 yr (since Apr 18, 2022), with no new permit record in 4.6 yr. · $5,400,000 declared valuation
In "Entitled" for 4 yr (since Nov 22, 2022), with no new permit record in 3.9 yr. · 1 unit · $224,175 declared valuation
Nearby permit (02f5c1d50b1a79d29f4816c7cab5ae6a6b13426d): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (7f5fa6700f33327a05ebc9f38b98917281217dcd): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (6e275eae0661c7c763a285b73bf6059c4985ec28): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (82c640f4b770a06061a4fe9129e5e726bfe4ae3a): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (2b2ebaf76455576b39dc5c610fc28372da70ac23): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (1c9b188ea148f31a53453a127a251f634fde7499): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (b895f24d5274183c2ed17806ed4fe81ece3e7a11): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (1072290b7cecbb2a1b7c4bd46724fe4d2775e9d2): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (1cad81b8a8064a272a176064b6424163fc5f2a1a): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (61f6d6248d497b2aa0c62291ad8485e38d0f04ec): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (fbb936b9140a43772ffb2718e9371c2c66f6b5f3): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (573e43846d75ada1a9ef8d219a66aa6271178faf): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (c4e86f235f446fe4e21fdd9aace5b3f948d5d760): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (43935342dfbbf2e16329efab458d384e2e8db1e0): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (b9cb8b0fff6c6b7b74b9d4144dcc33868ca2b75b): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
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 "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).
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).
Issued after 7 mo (3.5× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
Issued after 7 mo (3.4× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
Pending in review for 6.9 yr (61.2× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
In "Entitled" for 4 yr (since Nov 22, 2022), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Crime Alert Security Enterprises | Fire alarm / sprinkler | 2 on parcel2 in ½ mi | $28,000 | 0 vs 0 prior |
| Energy Development Construction | Commercial tenant improvement | 1 on parcel1 in ½ mi | $255,000 | 0 vs 0 prior |
| Chavez Fencing | Solar / battery storage | 1 on parcel1 in ½ mi | $72,956 |
| 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 95824
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 ($3,100/yr) + local voter-approved bond debt ($434/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.
−$8,056/yr
Cash needed: $68,200
NOI: $10,754/yr
P&I: $1,568/mo
For $0/mo net cash flow
At $1,800/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 | $1,656/mo | −$878/mo | -15.5% | $2,882/mo | −$847/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,800/mo | −$671/mo | -11.8% | $2,667/mo | −$538/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $1,908/mo | −$553/mo | -9.7% | $2,605/mo | −$303/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 ↗
8135 ELDER CREEK
EPC - Connecting 4 duct detectors, 2 strobes & 1 horn/strobe to existing fire alarm
REVISION TO COM-2317704
EPC - REVISION TO COM-2317704 - Changed manufacturers on Mini Split and Exhaust fan Two Revisions to approved plans due to equipment cost and availability. #1 Changed from 4T Carrier Mini Split with two 2T wall registers(19.2 Seer) TO: a 3T Gree brand with 4 Cassettes(21 Seer) #2 Changed Exhaust fan from one Fantech FKD 1600Xl(3000cfm) for two rooms, TO: Two Can Fan El012(1500 cfm each) to conserve energy when one room is not in use
REVISION TO COM-2317704
EPC - REVISION TO COM-2317704 - Change from 1HR UL detail to another 1 HR detail. Delete fence not needed. Change PSI to concrete
Cannabis Manufacturing/Distribution
EPC - EXPEDITED - Cannabis Manufacturing/Distribution - 8,750 SF land use change from distribution to manufacturing - add two rooms totaling 1100 sq ft for vape and pre-roll. Other remodel work to include: 1. R19 INSULATION TO RAFTER CEILING / ROOF AREA 2. FULL HEIGHT AREA SEPARATION FENCE 3. 4TON VRF HEAT PUMP, SPLIT MULTI 4. 2 WATER HEATERS 5. LIGHTING ALTERATION LED AND CONTROLS 6. CONSTRUCTRUCTED METAL FRAME, 1HR ROOM, HARDLID 7. ELECTRICAL ALTERATIONS - PANEL / BRANCH CIRCUITS 8. SINK AND WASHER WITH FOG TANK & SUMP - PLNG-INSP REVISION COM-2411647 - Change from 1HR UL detail to another 1 HR detail. Delete fence not needed. Change PSI to concrete REVISION COM-2413403 - Changed manufacturers on Mini Split and Exhaust fan ; #1 Changed from 4T Carrier Mini Split with two 2T wall registers(19.2 Seer) TO: a 3T Gree brand with 4 Cassettes(21 Seer) #2 Changed Exhaust fan from one Fantech FKD 1600Xl(3000cfm) for two rooms, TO: Two Can Fan El012(1500 cfm each) to conserve energy when one room is not in use
Revision to COM-2116000
EPC - Revision to Com-2116000 Building Inspector requested a stamped detail of installed vertical duct mounting
Electrified Security Fence, Construct
EPC - Installation of a 10 ft tall electrified security system behind customers existing fence. INSTALLATION OF A 12-VOLT/DE BATTERY OPERATED ELECTRIFIED SECURITY SYSTEM INSIDE THE EXISTING PERIMETER FENCE. THE SYSTEM WILL BE 10-FEET TALL, 1,282 LINEAR FEET AND RUN CONCURRENTLY WITH THE EXISTING PERIMETER FENCE. INSTALLATION WILL ADHERE TO CA CIVIL CODE 835 INCLUSIVE OF NRTL CERTIFIED. - PLNG-INSP
REVISION TO COM-2116000
EPC - REVISION TO COM-2116000: Steel members for lights & shifting of footings for wall intrusion.
cannabis remodel
EPC - cannabis convert existing 3415 sq ft of warehouse to cannabis cultivation-- remodel to include CANNABIS CULTIVATION FACILITY WITH (2) NEW PRE-FABRICATED FLOWER AND VEGETATION ROOMS WITH NEW MECHANICAL UNITS, NEW LIGHTING, NEW PLUMBING AND NEW SPRINKLIER SYSTEMS. PREVIOUS WORK DONE UNDER SEPARATE PERMITS, 8135 ELDER CREEK TENANT IMPROVEMENT PERMIT #COM-1820234, 8137 ELDER CREEK DISTRIBUTION AREA PERMIT #COM-2000250 AND NEW PACKAGING AND PROCESSING ROOMS PERMIT #COM2015582. - PLNG-INSP SEE REVISION COM-2216822: Steel members for lights & shifting of footings for wall intrusion. SEE REVISION COM-2327083 to provide vertical ducting mounting detail.
CANNABIS DISTRIBUTION
EPC - Add pre-fabricated rooms in warehouse for cannabis packaging. Modifications to restrooms and site for accessibility compliance. - PLNG-INSP
HVAC C/O
INSTALLING A 4 TON PACKAGE UNIT LIKE FOR LIKE NO DUCTWORK.
cannabis remodel cali-cann distribution
EXPEDITED - EPC Submittal - Remodel of Commercial Building - remodel existing 10,506 sq ft warehouse space to cannabis distribution remodel to include adding secure entrance, add a warehouse exit door, other doors, electrical, exit signs, remove existing stairs to mezzanine. INSTALL CONEX STORAGE BOX CONTAINER. - PLNG-INSP
EPC Submittal - Remodel of Commercial Building - Add a secure entrance, add a warehouse exit door, other doors and exit signs as shown on plan. No mechanical, no fire sprinklers.
REVISION - Cannabis (Northstar Holistic) CO2 Tanks
EPC - REVISION TO COM-1820234. Add (2) additional C02 tanks to room 101 Sheet A2.2. Add FC 2 at Fertigation room 134 Sheet M2.1 and as noted per Mechanical Legend Sheet M0.1.
REVISION - CANNABIS: Northstar Holistic (CO2 System Change)
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
5.08 acres
Assessor's classification for assessment purposes. This is not zoning.
8135 ELDER CREEK RD; 8137 ELDER CREEK RD
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 038-0290-025-0000. 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.
| 0 vs 0 prior |
| Rcp Construction | Plan revision / deferred submittal | 1 on parcel1 in ½ mi | — | 6 vs 8 prior−25% |
| Nutech Alternative Energy Recent nearby: 8280 Elder Creek Rd (Jan 22, 2025) | Commercial tenant improvement | 30 in ½ mi | $23,137,469 | 2 vs 10 prior−80% |
| Habitat For Humanity Of Greater Sacramento Recent nearby: 8 Mandola Ct (Feb 7, 2022) | New single-family home | 10 in ½ mi | $2,309,292 | 0 vs 13 prior−100% |
| Sach And Ro Construction Recent nearby: 6340 Logan St (Jun 10, 2019) | Demolition | 4 in ½ mi | $227,806 | 0 vs 0 prior |
| Gorman Construction Recent nearby: 6083 Power Inn Rd (Jan 4, 2019) | Commercial tenant improvement | 4 in ½ mi | $222,555 | 0 vs 0 prior |
| Johnson Controls Fire Protection Merged: johnson controls fire protection · JOHNSON CONTROLS FIRE PROTECTION LP Recent nearby: 8141 Elder Creek Rd (Oct 11, 2024) | New garage / accessory structure | 3 in ½ mi | $271,036 | 0 vs 1 prior |
| Buzz Oates Construction Recent nearby: 8000 Elder Creek Rd (Feb 22, 2017) | Commercial tenant improvement | 2 in ½ mi | $329,900 | 9 vs 5 prior |
| 1,693 |
| 57d |
| 97d |
| 172d |
| 284d |
| 97d(vs 103d prior) |
| Addition (adds square footage) | 1,948 | 6d | 42d | 83d | 162d | 49d(vs 43d prior) |
| Remodel / interior alterationOn this parcel | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvementOn this parcel | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| Solar / battery storageOn this parcel | 3,950 | 0d | 3d | 8d | 27d | 2d |
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.
EPC - REVISION TO COM-1820234. CO2 system specs in original submittal did not have correct Alarm System/Room Control System specs. The company that is doing the Alarm System/Control System has provided the correct specifications in this SUPP file.
REVISION - Cannabis: Northstar Holistic (ELECTRICAL)
EPC - REVISION TO COM-1820234. Various Electrical revisions including "Fire Alarm Plan - Side A" (Sheet E4.00). See APP file for detailed description of plan revisions.
REVISION - Northstar Holistic Cannabis (Relocate Fire Hydrant)
EPC - REVISION TO COM-1820234. Relocation of one fire hydrant onsite. Revision to sheet C5.0 Water Plan.
REVISION TO COM-1820234
EXPEDITED - REVISION TO COM-1820234: Add upright fire sprinklers within concealed ceiling.
8135 Elder Creek - Fire Alarm
Install new Fire Alarm water flow supervision system
Revision Structural
EPC - REVISION TO COM-1820234. Revision to structural sheets for repair/replacement of load bearing wall.
REVISION 2 - SI FORM
EXPEDITED - EPC - REVISION TO COM-1820234. Revised Structural Special Inspection (SI) Form. New inspection firm selected and new/different inspection items identified. Main issued permit (COM-1820234) is for remodel of warehouse for cannabis cultivation. Area of work is 26,381 SF; Occ. F1/B; Type IIIB.
REVISION 1 - Fire Sprinklers
EPC - REVISION TO COM-1820234. Revised Fire sprinkler system.
Cannabis: Northstar Holistic
EXPEDITED - EPC - 15-10-10. Remodel for cannabis cultivation. Area of work is 26,381 SF; Occ. F1/B; Type IIIB. Existing total warehouse is 51,600 SF. Interior demo under separate permit COM-1900781. Work in other areas to be under separate future permit as shown in plans. Includes new MEP, parking lot modification, ADA upgrades and exterior elevation modifications. - PLNG-INSP
Interior Demo
EXPEDITED - Interior Demo, non load bearing wall, non shear, MEP, T-Bar, no exterior demo