8535 Elder Creek Rd
Sacramento 95828 · Florin Fruitridge Industrial Park · City of Sacramento · Coordinates: 38.51127, -121.38885
Executive Verdict · Public-Records Synthesis
Zoned M-2S in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $388,000 ($341,000–$435,000).
Upsides & Opportunities
- ✓ 7 documented municipal building permits on file
On-parcel permit history is indexed through Nov 19, 2019, 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 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
Commercial tenant improvement (COM-1822066): Issued after 12 mo (5.9× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: Mark III Estimate (0.19 mi E, 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 (~$4,873/yr at $388,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$406/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:
- 73,181 sq ft (1.68 ac)
- Assessor use:
- Industrial · Light · Processing
- Tax rate area:
- 03267
- Addresses on lot:
- 8535 ELDER CREEK RD; 8535 ELDER CREEK RD STE 100 STE 100; 8535 ELDER CREEK RD STE 200 STE 200
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: $341,000 – $435,000 · 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
- Mark III Estimate (Fee estimate)0.19 mi E
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).
- Commercial tenant improvement (COM-1822066) (Certificate of Occupancy)On this parcel
Issued after 12 mo (5.9× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
- Fire alarm / sprinkler (COM-1614693) (Expired Permit)On this parcel
Issued after 5 mo (11.1× the 14d median) — slower than 90% of fire alarm / sprinkler permits in City of Sacramento (median 14d, 90th pct 71d, n=2,312).
- Commercial tenant improvement (COM-1804359) (Certificate of Occupancy)On this parcel
Issued after 6 mo (3.0× 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: S And S Construction (1 on parcel, 9 in ½ mi · Commercial tenant improvement); Dean Mueller Construction (3 on parcel, 3 in ½ mi · Plan revision / deferred submittal); Sacramento Control (2 on parcel, 2 in ½ mi · Fire alarm / sprinkler); Holland Fire And Plumbing (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler); Buzz Oates Construction (11 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-1822066 | Commercial tenant improvement | Certificate of Occupancy | Iss. Nov 19, 2019 | $225,550 | Commercial Cannabis Remodel for manufacturing of cannabis within an existing warehouse building to include: Re-configure… |
| COM-1916611 | Fire alarm / sprinkler | Finaled | Iss. Aug 30, 2019 | $500 | install radio communicator to existing fire alarm |
| COM-1913587 | Plan revision / deferred submittal | Complete | App. Jul 19, 2019 | — | REVISION TO COM-1804359 - Adding Sprinkler Heads under air handler units in all cultivation rooms including room 1, per … |
| COM-1910886 | Plan revision / deferred submittal | Complete | App. Jun 13, 2019 | — | CANNABIS REVISION TO COM-1804359: Adding walls to distribution, new electrical for new HVAC Unit to trim room and packin… |