8825 Elder Creek Rd
Sacramento 95828 · Florin Fruitridge Industrial Park · City of Sacramento · Coordinates: 38.51225, -121.37808
Executive Verdict · Public-Records Synthesis
Zoned M-2S in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $355,000 ($312,000–$398,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$6,336 contributory est.)
Public building records show issued construction/renovation work on this parcel (12 total permits, latest Sep 18, 2024).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in Florin Fruitridge Industrial Park
46 substantial renovation & housing permits over 24 months (174.2 per 1,000 parcels vs. 30.4 citywide baseline) (#40 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Florin Fruitridge Industrial Park)
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
Fire alarm / sprinkler (COM-1921687): Issued after 3 mo (5.9× the 14d median) — slower than 90% of fire alarm / sprinkler permits in City of Sacramento (median 14d, 90th pct 71d, n=2,312).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: New commercial building at 0 Unknown (0.19 mi NE, fee estimate). 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 (~$4,497/yr at $355,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$375/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:
- 703,058 sq ft (16.14 ac)
- Assessor use:
- Industrial · Warehouse · Storage
- Tax rate area:
- 03267
- Addresses on lot:
- 8825 ELDER CREEK RD
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: $312,000 – $398,000 · 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
- New commercial building at 0 Unknown (Fee estimate)0.19 mi NE
In "Fee estimate" for 8.3 yr (since Aug 6, 2018), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($7,852,109 declared valuation across 1 permit).
- HP Communication (In review)0.19 mi SE
In "In review" for 4.9 yr (since Dec 20, 2021), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($900,000 declared valuation across 5 permits).
- Mark III Estimate (Fee estimate)0.4 mi W
In "Fee estimate" for 8 yr (since Nov 20, 2018), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($3,472,204 declared valuation across 3 permits).
- Fire alarm / sprinkler (COM-1921687) (Finaled)On this parcel
Issued after 3 mo (5.9× the 14d median) — slower than 90% of fire alarm / sprinkler permits in City of Sacramento (median 14d, 90th pct 71d, n=2,312).
Entity-resolved builders & contractors in ½ mile: Buzz Oates Construction (1 on parcel, 9 in ½ mi · Commercial tenant improvement); Material Handling (1 on parcel, 4 in ½ mi · Commercial tenant improvement); Icon General Contractors (3 on parcel, 4 in ½ mi · Commercial tenant improvement); Valley Fire And Security Alarms (2 on parcel, 2 in ½ mi · Fire alarm / sprinkler); J Four Enterprises (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler).
Permit & Project History on This Parcel (12 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2420577 | Plan revision / deferred submittal | Complete | App. Sep 18, 2024 | — | EXPEDITED - EOTC - Revision to FPP-2409124: Delta 1 revisions to electrical sheets in response to field corrections. |
| FPP-2416402 | Plan revision / deferred submittal | Complete | App. Jul 25, 2024 | — | EPC - EXPEDITED - REVISION TO FPP-2409124 - DELTA 2 as requested by field inspector |
| FPP-2409124 | Commercial tenant improvement | Finaled | Iss. Jun 10, 2024 | $124,885 | EXPEDITED - EPC - THE PROJECT CONSISTS OF THE ADDITION OF A NEW MULTI-STALL WAREHOUSE RESTROOM AND JANITOR CLOSET. ASSO… |
| COM-2409102 | Commercial tenant improvement | Withdrawn | App. Apr 26, 2024 | $124,885 | EPC - THE PROJECT CONSISTS OF THE ADDITION OF A NEW MULTI-STALL WAREHOUSE RESTROOM AND JANITOR CLOSET. ASSOCIATED MECHA… |