Sacramento 95828 · Morrison Creek · APN 064-0010-078-0000 · City of Sacramento
Zoned M-2S in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $354,000 ($312,000–$396,000).
Public building records show issued construction/renovation work on this parcel (9 total permits, latest Mar 6, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
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)
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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$354,000
Benchmark range: $312,000 – $396,000
HVAC / heat pump (COM-2517789): Issued after 5 mo — slower than 90% of hvac / heat pump permits in City of Sacramento (median 0d, 90th pct 2d, n=19,324).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$374/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
Since November 2024 within ½ mile: 1 commercial or mixed-use project.
1 projects with a record in this window, grouped by us from permits and State housing reports. Units are as proposed on each project's latest record and counted at its current stage.
61 permits within ½ mile since November 2024
The map shows new construction, ADUs, demolitions, additions, and renovations. Routine systems work (roofs, HVAC, water heaters) is counted but not mapped. Unit counts are as stated on permits.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: permits located by parcel, ½ mile radius · Source updated Nov 1, 2026 · Retrieved Nov 3, 2026
Public-records benchmark estimate combining Zillow Home Value Index (Data provided by Zillow), Census ACS 5-year estimates, parcel land-use/lot characteristics, and issued building permits. Not an official appraisal.
No ADU or new-home permits recorded within ¼ mile in this window.
Permit counts, by the date issued (or applied, if not yet issued). Lot splits are planning cases, which we don't have.
We read public zoning and hazard maps against state law (ADUs: Gov. Code 66314; SB 9: Gov. Code 65852.21 and 66411.7). Local rules, title, tenancy history and site conditions can change the answer. Check with City of Sacramento's planning department before relying on it.
Sources: City of Sacramento CDD, Zoning (retrieved Nov 11, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Nov 9, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Nov 9, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Nov 9, 2026) · Zoning classes: our classification of M-2 as industrial, checked against the zone description on Oct 24, 2026
Chronological history of building permit applications and issuances, snapshot-dated status changes, State housing entitlements, surrounding development within ½ mile, and area home-value trends.
Nearby commercial tenant improvement (8535 Morrison Creek Dr): Status changed from Applied to Plan Check Wait
Record COM-2620610 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby sign (8451 Rovana Cir): Status changed from Plan Check Wait to Issued
Record SIG-2618188 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby sign (8451 Rovana Cir): Issued date changed from (blank) to 2026-10-21
Record SIG-2618188 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby sign (8451 Rovana Cir): Declared valuation changed from 3500 to 5200
Record SIG-2618188 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (8205 Berry Ave): First appeared in published agency feed
Record COM-2622073 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (8371 Rovana Cir): Status changed from Plan Check Target to Plan Check Wait
Record COM-2619216 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (8180 Signal Ct): First appeared in published agency feed
Record COM-2623064 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (8451 Rovana Cir): Status changed from Issued to Safe to Stock
Record COM-2615096 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Latest published Zillow Home Value Index (ZHVI) update
Changed from $449,112 in September 2025 to $449,666 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95828 (not a parcel appraisal)
Plan revision / deferred submittal permit application filed (COM-2604431)
REVISION TO COM-2510679
EPC - REVISION TO COM-2510679: REVISED COVER SHEET AND STRUCTURAL DETAILS PER SHEET S1
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
8376 Rovana Cir · $72,632 valuation
Records span Jun 16, 2025 to Feb 26, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
HVAC / heat pump permit issued (COM-2517789)
HVAC C/O
EPC - Like for Like changeout of HVAC rooftop package units. · Declared valuation: $82,126 · Contractor: Cooper Oates Air Conditioning Inc
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Annual ZIP 95828 home-value index checkpoint
Changed from $462,484 in September 2024 to $449,112 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95828 (not a parcel appraisal)
Commercial tenant improvement permit issued (COM-2510679)
Elder Creek Roof Repair
EPC - Area of work- 196,267 SF. Repair existing inadequate installed roof joist hangers for entire existing building. SEE REVISION COM-2604431: REVISED COVER SHEET AND STRUCTURAL DETAILS PER SHEET S1 · Declared valuation: $1,012,891 · Contractor: Blueline Associates Inc
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
HVAC / heat pump permit application filed (COM-2517789)
HVAC C/O
EPC - Like for Like changeout of HVAC rooftop package units. · Declared valuation: $82,126 · Contractor: Cooper Oates Air Conditioning Inc
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Cross-referenced intelligence from our historical development graph—connecting parcels, permits, entity-resolved builders, empirical review-time distributions, and neighborhood renovation trends.
Explore full City of Sacramento development graph →Issued after 5 mo — slower than 90% of hvac / heat pump permits in City of Sacramento (median 0d, 90th pct 2d, n=19,324).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 269 parcels
+40.0% YoY
City baseline: 30.4 / 1k
24 in trailing 24m
Includes 0 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Cooper Oates Air Conditioning | General repair | 3 on parcel3 in ½ mi | $184,752 | 1 vs 1 prior |
| Aaa Roofing And Waterproofing | Roof replacement | 2 on parcel2 in ½ mi | $850,000 | 0 vs 0 prior |
| Bosley Electric Contracting | Remodel / interior alteration | 1 on parcel2 in ½ mi | $48,500 |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family home | 3,657 | 28d | 45d | 85d | 184d | 41d(vs 51d prior) |
| New duplex / half-plex | 115 | 82d | 184d | 416d | 575d | 144d(vs 361d prior) |
| New multifamily / condos / mixed-use | 199 | 125d | 210d | 365d | 627d | 199d(vs 289d prior) |
| Accessory dwelling unit (new or conversion) |
HUD Small Area Fair Market Rent · ZIP 95828
HUD FY 2026 · 40th-percentile gross rentCensus ACS 5-year median gross rent (all bedroom counts combined):
Area home-value benchmarks (not an appraisal)
ZIP & neighborhood mediansUnder California Proposition 13, the seller's historical assessed value does not carry over to a buyer. On sale, the parcel is reassessed at the purchase price: 1.00% base rate ($3,550/yr) + local voter-approved bond debt ($497/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
Model adding a backyard ADU or garage conversion under California's Prop 13 blended new-construction assessment (existing house & land tax base stays intact; only ADU build cost is assessed) and SB 13 impact-fee rules.
−$8,513/yr
Cash needed: $78,100
NOI: $13,028/yr
P&I: $1,795/mo
For $0/mo net cash flow
At $2,100/mo gross rent
| Scenario | Assumptions | Year 1 Rent | Year 1 Cash Flow | Cash-on-Cash | Break-Even Rent | Year 5 Cash Flow |
|---|---|---|---|---|---|---|
| Conservative | −8% starting rent, +3% vacancy, +3% combined maintenance/CapEx, 1.5%/yr rent growth | $1,932/mo | −$951/mo | -14.6% | $3,259/mo | −$911/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,100/mo | −$709/mo | -10.9% | $3,017/mo | −$550/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,226/mo | −$571/mo | -8.8% | $2,947/mo | −$276/mo |
Rental regulatory context (informational only — not legal advice):
California AB 1482 (Tenant Protection Act, Civ. Code § 1947.12) caps annual rent increases at 5% + local CPI (max 10%) on covered properties. In City of Sacramento: Sacramento Tenant Protection Program (City Code Ch. 5.156) — 5% + CPI (8.6% cap effective July 1, 2026) for covered pre-1995 multifamily units. Official program rules ↗
REVISION TO COM-2510679
EPC - REVISION TO COM-2510679: REVISED COVER SHEET AND STRUCTURAL DETAILS PER SHEET S1
HVAC C/O
EPC - Like for Like changeout of HVAC rooftop package units.
Elder Creek Roof Repair
EPC - Area of work- 196,267 SF. Repair existing inadequate installed roof joist hangers for entire existing building. SEE REVISION COM-2604431: REVISED COVER SHEET AND STRUCTURAL DETAILS PER SHEET S1
E-Permit: Tear Off - Yes, Resheet - No, 2 layer(s), 1964 squares of TPO Single Ply. CRRC: 0662-0032
HVAC CHANGE OUT
EPC - Like for like changeout of 4 existing HVAC package units on the roof
E-Permit: Tear Off - Yes, Resheet - No, 2 layer(s), 1964 squares of TPO Single Ply. CRRC: 0628-0002
Replacing gas line
EXPEDITED - Replacing leaking gas line on roof like for like (approximately 315LF).
HVAC C/O
EXPEDITED - Replace to RTU's and curb adaptors per plan
Electrical
EXPEDITED - Install (6) 4' conduits with (4) 600 mcmal from SMUD transformer to existing UGPS
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel (APN) · Source updated Nov 1, 2026 · Retrieved Nov 3, 2026 · Applied and issued dates come from the city's Applied and Issued permit datasets. The city publishes current status without a date, so status changes are dated by the window between our snapshots.
No housing activity reported to the State for this parcel (2018–2025 reports).
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Nov 9, 2026 · From City of Sacramento's Housing Element Annual Progress Reports. A project can appear in several report years as it moves from entitlement to permit to completion.
Source: City of Sacramento CDD, Zoning · Geography: zoning district polygon at parcel point · Source updated Nov 11, 2026 · Retrieved Nov 11, 2026
11.84 acres
Assessor's classification for assessment purposes. This is not zoning.
8360 ELDER CREEK RD
Source: Sacramento County GIS, Parcels · Geography: parcel · Source updated Nov 8, 2026 · Retrieved Nov 8, 2026
Assessed values and limited building characteristics (Sacramento County Assessor)
Current roll value. This is assessed value, not market value.
Search by parcel number 064-0010-078-0000. Shows direct levies and special assessments.
Search the city's permit system by address or record number
The official flood hazard map for this location. Our reading of it is under What could be built here.
This site does not show owner names.
| 1 vs 0 prior |
| Blueline Associates | Commercial tenant improvement | 1 on parcel1 in ½ mi | $1,012,891 | 3 vs 0 prior |
| Vanderveer Plumbing Sewer And Drain | Remodel / interior alteration | 1 on parcel1 in ½ mi | $10,500 | 0 vs 0 prior |
| Nutech Alternative Energy Recent nearby: 8280 Elder Creek Rd (Jan 22, 2025) | Commercial tenant improvement | 30 in ½ mi | $23,137,469 | 2 vs 10 prior−80% |
| Dynamic Trades Recent nearby: 8500 Morrison Creek Dr 200 (Dec 16, 2025) | Commercial tenant improvement | 6 in ½ mi | $3,277,919 | 1 vs 4 prior |
| Material Handling Recent nearby: 6488 Florin Perkins Rd (Aug 26, 2025) | Commercial tenant improvement | 5 in ½ mi | $168,297 | 6 vs 3 prior |
| Accurate Corporate Images Recent nearby: 8280 Elder Creek Rd (Sep 14, 2021) | Commercial tenant improvement | 3 in ½ mi | $302,000 | 0 vs 0 prior |
| Platinum Finishing Recent nearby: 8409 Rovana Cir (Jun 2, 2021) | Remodel / interior alteration | 3 in ½ mi | $130,000 | 0 vs 0 prior |
| 1,693 |
| 57d |
| 97d |
| 172d |
| 284d |
| 97d(vs 103d prior) |
| Addition (adds square footage) | 1,948 | 6d | 42d | 83d | 162d | 49d(vs 43d prior) |
| Remodel / interior alterationOn this parcel | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvementOn this parcel | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| Roof replacementOn this parcel | 19,072 | 0d | 0d | 0d | 2d | 0d |
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Computed from issued permits with recorded application and issuance dates over the trailing 60 months. Categories with fewer than 20 permits are excluded.