8360 Elder Creek Rd
Sacramento 95828 · Morrison Creek · City of Sacramento · Coordinates: 38.50928, -121.39700
Executive Verdict · Public-Records Synthesis
Zoned M-2S in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $354,000 ($312,000–$396,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$5,313 contributory est.)
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)
- ✓ 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
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)
- ! Year 1 Prop 13 tax reset (~$4,486/yr at $354,000)
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
Parcel & Assessor
- Lot size:
- 515,750 sq ft (11.84 ac)
- Assessor use:
- Industrial · Warehouse · Storage
- Tax rate area:
- 03430
- Addresses on lot:
- 8360 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 – $396,000 · 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
- HVAC / heat pump (COM-2517789) (Finaled)On this parcel
Issued after 5 mo — slower than 90% of hvac / heat pump permits in City of Sacramento (median 0d, 90th pct 2d, n=19,324).
Entity-resolved builders & contractors in ½ mile: Cooper Oates Air Conditioning (3 on parcel, 3 in ½ mi · General repair); Aaa Roofing And Waterproofing (2 on parcel, 2 in ½ mi · Roof replacement); Bosley Electric Contracting (1 on parcel, 2 in ½ mi · Remodel / interior alteration); Blueline Associates (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Vanderveer Plumbing Sewer And Drain (1 on parcel, 1 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (9 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2604431 | Plan revision / deferred submittal | Complete | App. Mar 6, 2026 | — | EPC - REVISION TO COM-2510679: REVISED COVER SHEET AND STRUCTURAL DETAILS PER SHEET S1 |
| COM-2517789 | HVAC / heat pump | Finaled | Iss. Feb 4, 2026 | $82,126 | EPC - Like for Like changeout of HVAC rooftop package units. |
| COM-2510679 | Commercial tenant improvement | Finaled | Iss. Sep 11, 2025 | $1,012,891 | EPC - Area of work- 196,267 SF. Repair existing inadequate installed roof joist hangers for entire existing building. S… |
| COM-2508431 | Roof replacement | Finaled | Iss. Apr 25, 2025 | $425,000 | E-Permit: Tear Off - Yes, Resheet - No, 2 layer(s), 1964 squares of TPO Single Ply. CRRC: 0662-0032 |
| COM-2423034 |