8130 Berry Ave # 130
Sacramento 95828 · Morrison Creek · City of Sacramento · Coordinates: 38.50511, -121.40614
Executive Verdict · Public-Records Synthesis
Zoned M-2S in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $360,000 ($317,000–$403,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$11,286 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Jul 15, 2022).
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)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: Mandolin Estates (0.23 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 (~$4,554/yr at $360,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$380/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:
- 145,926 sq ft (3.35 ac)
- Assessor use:
- Industrial · Multi-tenant · Processing
- Tax rate area:
- 03112
- Addresses on lot:
- 8120 BERRY AVE; 8130 BERRY AVE; 8130 BERRY AVE # 100 # 100
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: $317,000 – $403,000 · 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)0.23 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)0.36 mi N
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).
- Accessory dwelling unit at 7615 50th Ave (Entitled)0.47 mi W
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).
- New home at 32 Mandola Ct (Finaled / completed)0.18 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: D 7 Roofing Services (1 on parcel, 1 in ½ mi · Roof replacement); Alan Easter (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Champion Fire Protection (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 (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2215048 | Fire alarm / sprinkler | Expired Application | App. Jul 15, 2022 | $4,000 | EPC - FIRE EQ ADD 1 FIRE SPRINKLER HEAD IN WALK IN FREEZER |
| COM-2209568 | Roof replacement | Finaled | Iss. May 6, 2022 | $172,700 | E-Permit: Tear Off - No, Resheet - No, 1 layer(s), 555 squares of TPO Single Ply. CRRC: 0608-0008 |
| COM-2008195 | Remodel / interior alteration | Expired Permit | Iss. Jun 12, 2020 | $27,000 | EPC - SUITE 110, 120, 130***Install new gas lines in suite 110, 120, and 130 for future equipment hookup. Future equipme… |