8180 Elder Creek Rd # 1
Sacramento 95824 · Morrison Creek · City of Sacramento · Coordinates: 38.50997, -121.40515
Executive Verdict · Public-Records Synthesis
Zoned M-2S in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $300,000 ($264,000–$336,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$2,717 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Jun 26, 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
Plumbing / water heater / sewer (COM-2418970): Issued after 8 mo — slower than 90% of plumbing / water heater / sewer permits in City of Sacramento (median 0d, 90th pct 1d, n=18,112).
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 (0.31 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 (~$3,870/yr at $300,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$323/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:
- 9,933 sq ft (0.23 ac)
- Assessor use:
- Industrial · Warehouse · Processing
- Tax rate area:
- 03430
- Addresses on lot:
- 8180 ELDER CREEK RD; 8180 ELDER CREEK RD # 1 # 1; 8180 ELDER CREEK RD # 2 # 2
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: $264,000 – $336,000 · 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)0.31 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)0.17 mi W
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).
- Plumbing / water heater / sewer (COM-2418970) (Expired Permit)On this parcel
Issued after 8 mo — slower than 90% of plumbing / water heater / sewer permits in City of Sacramento (median 0d, 90th pct 1d, n=18,112).
- Dutch Bros Elder Creek (Finaled / completed)0.29 mi W
High-impact scale ($2,000,000 declared valuation across 6 permits).
Entity-resolved builders & contractors in ½ mile: As Construction (4 on parcel, 4 in ½ mi · Plumbing / water heater / sewer); Tolbert Construction (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Bay Alarm (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler); 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 (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2612861 | Plumbing / water heater / sewer | Certificate of Occupancy | Iss. Jun 26, 2026 | $20,000 | Permit to complete work commenced under expired permit COM-2525471: HSG - 22-021575; PERMIT TO COMPLETE COM-2418970: AD… |
| COM-2604128 | Plan revision / deferred submittal | Complete | App. Mar 3, 2026 | — | EPC - REVISION TO COM-2525471: Metal stud framing details and electrical panel revisions |
| COM-2525471 | Plumbing / water heater / sewer | Expired Permit | Iss. Dec 17, 2025 | $100,000 | EPC - HSG - 22-021575; PERMIT TO COMPLETE COM-2418970: ADDITION -- MEZZANINE B OCCUPANCY (CREMATORY PER PLN24-03631) 14… |
| COM-2521290 | Plan revision / deferred submittal | Complete | App. Oct 9, 2025 | — | EPC - REVISION TO COM-2418970 - Corrections to the gas piping drawings requested by the field inspectors. Two revised pl… |