8351 Rovana Cir
Sacramento 95828 · Morrison Creek · City of Sacramento · Coordinates: 38.50650, -121.39138
Executive Verdict · Public-Records Synthesis
Zoned M-2S in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $507,000 ($446,000–$568,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$158,400 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Jun 17, 2021).
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-1919175): Pending in review for 7.1 yr (63.3× 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)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: Mark III Estimate (0.49 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 (~$6,230/yr at $507,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$519/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 · Fabrication
- Tax rate area:
- 03115
- Addresses on lot:
- 8351 ROVANA CIR
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: $446,000 – $568,000 · 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)0.49 mi NE
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).
- Plan revision / deferred submittal (SUB-1919175) (Abandoned)On this parcel
Pending in review for 7.1 yr (63.3× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
- Plan revision / deferred submittal (SUB-1906911) (Abandoned)On this parcel
Pending in review for 7.6 yr (67.4× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
- Addition (adds square footage) (COM-1909168) (Certificate of Occupancy)On this parcel
Issued after 4 mo (2.7× the 42d median) — above the 75th percentile for addition (adds square footage) permits in City of Sacramento (median 42d, 75th pct 83d, n=1,948).
Entity-resolved builders & contractors in ½ mile: Ap Thomas Construction (2 on parcel, 2 in ½ mi · Addition (adds square footage)); Loder Construction (1 on parcel, 1 in ½ mi · Roof replacement); Illuminated Creations (1 on parcel, 1 in ½ mi · Sign); Signal Service (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler); Dynamic Trades (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 |
|---|---|---|---|---|---|
| SIG-2111862 | Sign | Finaled | Iss. Jun 17, 2021 | $5,000 | Install one set of fabricated non-illuminated letters for RANKER AMG. |
| COM-2004396 | Plan revision / deferred submittal | Complete | App. Mar 11, 2020 | — | EXPEDITED - REVISION TO COM-1909168-re-locate sprinkler main supply |
| COM-1920578 | Fire alarm / sprinkler | Finaled | Iss. Oct 30, 2019 | $2,715 | EPC Submittal - Fire panel upgrade for an existing sprinkler supervision system in a facility being renovated. |
| SUB-1919175 | Plan revision / deferred submittal | Abandoned | App. Oct 4, 2019 | $2,715 | EPC Submittal - Remodel of Commercial Building - Fire panel upgrade for an existing sprinkler supervision system in a fa… |
| COM-1909168 |