8205 Berry Ave
Sacramento 95824 · Morrison Creek · City of Sacramento · Coordinates: 38.50706, -121.40367
Executive Verdict · Public-Records Synthesis
Zoned M-2S in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $443,000 ($390,000–$496,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$157,302 contributory est.)
Public building records show issued construction/renovation work on this parcel (18 total permits, latest Oct 2, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in Morrison Creek
24 substantial renovation & housing permits over 24 months (89.2 per 1,000 parcels vs. 30.4 citywide baseline) (#2 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Morrison Creek)
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
Addition (adds square footage) (COM-2306093): Issued after 14 mo (10.2× the 42d median) — slower than 90% of addition (adds square footage) permits in City of Sacramento (median 42d, 90th pct 162d, n=1,948).
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 (0.32 mi W, 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 (~$5,500/yr at $443,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$458/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:
- 1,950,181 sq ft (44.77 ac)
- Assessor use:
- Industrial · Truck / Transit Terminal · Other
- Tax rate area:
- 03112
- Addresses on lot:
- 8205 BERRY AVE
Zoning & Land Use
M-2S — Heavy 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-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: $390,000 – $496,000 · 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)0.32 mi W
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)0.33 mi NW
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).
- Addition (adds square footage) (COM-2306093) (Finaled)On this parcel
Issued after 14 mo (10.2× the 42d median) — slower than 90% of addition (adds square footage) permits in City of Sacramento (median 42d, 90th pct 162d, n=1,948).
- Other (COM-2003321) (Finaled)On this parcel
Issued after 10 mo (9.1× the 33d median) — slower than 90% of other permits in City of Sacramento (median 33d, 90th pct 196d, n=837).
Entity-resolved builders & contractors in ½ mile: Licha Construction (4 on parcel, 4 in ½ mi · Plan revision / deferred submittal); Charles Licha Construction (2 on parcel, 2 in ½ mi · Other); Kentucky Material Handling (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Famand (1 on parcel, 1 in ½ mi · Remodel / interior alteration); All Electrical (1 on parcel, 1 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (18 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2622073 | Electrical / panel | Plan Check Wait | App. Oct 2, 2026 | $2,962,310 | Adding mobile conveyor, chutes, and electrical disconnects to existing FedEx distribution system |
| COM-2510337 | Plan revision / deferred submittal | Complete | App. May 20, 2025 | — | EPC - Revision to (COM-2306093) site plan. The approved ADA spaces, within the yellow circle were relocated. Fedex wants… |
| COM-2508560 | Plan revision / deferred submittal | Complete | App. Apr 28, 2025 | — | EPC - Deferred submittal for (COM-2306093) new fire alarm devices. |
| COM-2419736 | Fire alarm / sprinkler | Finaled | Iss. Oct 21, 2024 | $28,900 | EPC. Per WG, separate fire sprinkler submittal for Fedex building reviewed under COM-2306093. Type: VB; OCC:B; 4663. 1. … |