8563 Elder Creek Rd
Sacramento 95828 · Florin Fruitridge Industrial Park · City of Sacramento · Coordinates: 38.51205, -121.38752
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
- ✓ 5 documented municipal building permits on file
On-parcel permit history is indexed through May 2, 2026, 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)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: Mark III Estimate (0.11 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 (~$4,417/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:
- 170,319 sq ft (3.91 ac)
- Assessor use:
- Industrial · Light · Contractor Yard
- Tax rate area:
- 03267
- Addresses on lot:
- 8563 ELDER CREEK RD; 8565 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: $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
- Mark III Estimate (Fee estimate)0.11 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).
- Viking Steel - New Office Bldg & Site Improvements (In review)0.27 mi SE
High-impact scale ($2,339,123 declared valuation across 1 permit).
- New commercial building at 8555 Morrison Creek Dr (Finaled / completed)0.38 mi S
High-impact scale ($857,189 declared valuation across 3 permits).
- Depot Park Logistics Facility (Finaled / completed)0.45 mi NW
High-impact scale ($18,813,806 declared valuation across 39 permits).
Entity-resolved builders & contractors in ½ mile: Sle Construction (1 on parcel, 2 in ½ mi · New garage / accessory structure); Camp Roofing (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Buzz Oates Construction (11 in ½ mi · Commercial tenant improvement); Dynamic Trades (10 in ½ mi · Commercial tenant improvement); S And S Construction (9 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| FPP-2608844 | Plan revision / deferred submittal | Void | App. May 2, 2026 | — | REVISION TO COM-2525358: THE SCOPE OF REVISION (DELTA 2) INCLUDES PROVIDING A NEW EXTERIOR FIXED WINDOW FOR THE BREAKROO… |
| COM-2608845 | Plan revision / deferred submittal | Complete | App. May 2, 2026 | — | EPC - REVISION TO COM-2525358: THE SCOPE OF REVISION (DELTA 2) INCLUDES PROVIDING A NEW EXTERIOR FIXED WINDOW FOR THE BR… |
| COM-2605264 | Plan revision / deferred submittal | Complete | App. Mar 17, 2026 | — | EXPEDITED - EPC - REVISION TO COM-2525358 DUE TO EXISTING BUILDING CONDITIONS, THE SCOPE OF THIS REVISION INCLUDES THE … |
| COM-2525358 | Commercial tenant improvement | Finaled | Iss. Feb 18, 2026 | $178,700 | EPC - THE SCOPE OF THIS PROJECT INCLUDES PROVIDING ARCHITECTURAL, MECHANICAL, PLUMBING, AND ELECTRICAL ENGINEERING SERVI… |