8137 Elder Creek Rd
Sacramento 95824 · Elder Creek · City of Sacramento · Coordinates: 38.51105, -121.40634
Executive Verdict · Public-Records Synthesis
Zoned M-2S in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $312,000 ($275,000–$349,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$25,740 contributory est.)
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)
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
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)
- ! 3 slow or stalled nearby projects within ½ mile
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)
- ! Year 1 Prop 13 tax reset (~$4,007/yr at $312,000)
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
Parcel & Assessor
- Lot size:
- 221,285 sq ft (5.08 ac)
- Assessor use:
- Industrial · Warehouse · Processing
- Tax rate area:
- 03376
- Addresses on lot:
- 8135 ELDER CREEK RD; 8137 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: $275,000 – $349,000 · 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)0.33 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)0.13 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).
- Commercial tenant improvement (COM-2317704) (Certificate of Occupancy)On this parcel
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).
- Commercial tenant improvement (COM-2116000) (Finaled)On this parcel
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).
Entity-resolved builders & contractors in ½ mile: Crime Alert Security Enterprises (2 on parcel, 2 in ½ mi · Fire alarm / sprinkler); Energy Development Construction (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Chavez Fencing (1 on parcel, 1 in ½ mi · Solar / battery storage); Rcp Construction (1 on parcel, 1 in ½ mi · Plan revision / deferred submittal); Nutech Alternative Energy (30 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (23 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2417597 | Fire alarm / sprinkler | Finaled | Iss. Aug 15, 2024 | $8,000 | EPC - Connecting 4 duct detectors, 2 strobes & 1 horn/strobe to existing fire alarm |
| COM-2413403 | Plan revision / deferred submittal | Complete | App. Jun 18, 2024 | — | EPC - REVISION TO COM-2317704 - Changed manufacturers on Mini Split and Exhaust fan Two Revisions to approved plans d… |
| COM-2411647 | Plan revision / deferred submittal | Complete | App. May 29, 2024 | — | EPC - REVISION TO COM-2317704 - Change from 1HR UL detail to another 1 HR detail. Delete fence not needed. Change PSI t… |
| COM-2317704 | Commercial tenant improvement | Certificate of Occupancy | Iss. Mar 29, 2024 | $255,000 | EPC - EXPEDITED - Cannabis Manufacturing/Distribution - 8,750 SF land use change from distribution to manufacturing - ad… |