8210 Berry Ave # 140
Sacramento 95828 · Morrison Creek · City of Sacramento · Coordinates: 38.50494, -121.40395
Executive Verdict · Public-Records Synthesis
Zoned M-2S in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $351,000 ($309,000–$393,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$2,717 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Mar 1, 2024).
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
Plan revision / deferred submittal (SUB-1925133): Pending in review for 6.9 yr (61.4× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
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 (0.34 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 (~$4,451/yr at $351,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$371/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:
- 146,797 sq ft (3.37 ac)
- Assessor use:
- Industrial · Warehouse · Storage
- Tax rate area:
- 03112
- Addresses on lot:
- 8210 BERRY AVE; 8210 BERRY AVE # 100 # 100; 8210 BERRY AVE # 120 # 120
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: $309,000 – $393,000 · 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)0.34 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)0.42 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).
- Plan revision / deferred submittal (SUB-1925133) (Abandoned)On this parcel
Pending in review for 6.9 yr (61.4× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
- Commercial tenant improvement (COM-2227288) (Finaled)On this parcel
Issued after 5 mo (2.4× the 63d median) — above the 75th percentile for commercial tenant improvement permits in City of Sacramento (median 63d, 75th pct 119d, n=2,366).
Entity-resolved builders & contractors in ½ mile: Raymond Handling Concepts (2 on parcel, 2 in ½ mi · Plan revision / deferred submittal); Jackson Properties (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Sacramento Valley Alarm Security System (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-2404433 | Plan revision / deferred submittal | Complete | App. Mar 1, 2024 | — | EPC - Revision to (COM-2227281) update RV power pedestal to the site as shown on the plans. |
| COM-2321165 | Plan revision / deferred submittal | Complete | App. Oct 4, 2023 | — | EPC - Revision to (COM-2227288) existing water line for new sewer line as shown on the drawings sheet C-6 and C-7. |
| COM-2315659 | Plan revision / deferred submittal | Complete | App. Jul 26, 2023 | — | EPC - Revision to (COM-2227288) change the sewer from public to private on Parcel 1. Revised the horizontal location of … |
| COM-2227288 | Commercial tenant improvement | Finaled | Iss. May 22, 2023 | $2,400,000 | EPC - Size- 58,100. Construction type- IIIB. Occupancy- B &S1. This project is a shared plan. This permit is for the REM… |