8240 Berry Ave
Sacramento 95828 · Morrison Creek · City of Sacramento · Coordinates: 38.50442, -121.40270
Executive Verdict · Public-Records Synthesis
Zoned M-2S in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $348,000 ($306,000–$390,000).
Upsides & Opportunities
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Jul 26, 2018, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
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)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: Mandolin Estates (0.42 mi NW, 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 (~$4,417/yr at $348,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$368/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:
- 336,283 sq ft (7.72 ac)
- Assessor use:
- Industrial · Light · Contractor Yard
- Tax rate area:
- 03112
- Addresses on lot:
- 8240 BERRY AVE; 8240 BERRY AVE # 260 # 260; 8260 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: $306,000 – $390,000 · Status: Off market
HUD Small Area FMR (ZIP 95828) · FY 2026
Studio $1,630 · 1BR $1,710 · 2BR $2,100 · 3BR $2,800 · 4BR $3,220
Developments Deserving Closer Investigation & Active Area Builders
- Mandolin Estates (Entitled)0.42 mi NW
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)0.49 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).
- New home at 32 Mandola Ct (Finaled / completed)0.37 mi W
High-impact scale (1 housing unit, 1 deed-restricted affordable, $225,000 declared valuation across 2 permits).
- New home at 26 Mandola Ct (Finaled / completed)0.38 mi W
High-impact scale (1 housing unit, 1 deed-restricted affordable, $225,000 declared valuation across 2 permits).
Entity-resolved builders & contractors in ½ mile: Guzman Electric (4 on parcel, 4 in ½ mi · Electrical / panel); Nutech Alternative Energy (30 in ½ mi · Commercial tenant improvement); Habitat For Humanity Of Greater Sacramento (10 in ½ mi · New single-family home); Platinum Finishing (4 in ½ mi · Remodel / interior alteration); Accurate Corporate Images (3 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (4 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-1814337 | Electrical / panel | Void | App. Jul 26, 2018 | — | SMUD SAFETY INSPECTION FOR 100A MAIN SERVICE AT BACKLOT WORKSHOP |
| COM-1814340 | Electrical / panel | Finaled | Iss. Jul 26, 2018 | — | SMUD SAFETY INSPECTION FOR 100A MAIN SERVICE AT BACKLOT WORKSHOP |
| COM-1619294 | Electrical / panel | Finaled | Iss. Dec 1, 2016 | $1,800 | Electrical Panel: R/R 200 amp panel and will replace with an 200 amp panel, weather head replacement and conductors. The… |
| COM-1506679 | New commercial / non-residential building | Expired Permit | Iss. Apr 7, 2016 | $183,730 |