8430 Rovana Cir
Sacramento 95828 · Morrison Creek · City of Sacramento · Coordinates: 38.50392, -121.39703
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
- ✓ 7 documented municipal building permits on file
On-parcel permit history is indexed through Jun 18, 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 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))
about 99% 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-2501662): Issued after 13 mo (6.2× 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)
- ! 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:
- 124,582 sq ft (2.86 ac)
- Assessor use:
- Industrial · Warehouse · Processing
- Tax rate area:
- 03115
- Addresses on lot:
- 8430 ROVANA CIR; 8430 ROVANA CIR STE 100 STE 100; 8430 ROVANA CIR 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) (about 99% 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
- Commercial tenant improvement (COM-2501662) (Issued)On this parcel
Issued after 13 mo (6.2× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
- Commercial tenant improvement (COM-1921616) (Certificate of Occupancy)On this parcel
Issued after 7 mo (3.3× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
- Plan revision / deferred submittal (SUB-1919363) (Abandoned)On this parcel
Pending in review for 7.1 yr (63.2× 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 (COM-2610318) (Plan Check Wait)On this parcel
Pending in review for 6 mo (4.3× the 41d median) — above the 75th percentile for plan revision / deferred submittal permits in City of Sacramento (median 41d, 75th pct 93d, n=69).
Entity-resolved builders & contractors in ½ mile: Dynamic Trades (2 on parcel, 7 in ½ mi · Commercial tenant improvement); Foothill Fire Protection (2 on parcel, 2 in ½ mi · Fire alarm / sprinkler); Rcp Construction (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Integrated Fire (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler); Nutech Alternative Energy (30 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-2611190 | Fire alarm / sprinkler | Issued | Iss. Jun 18, 2026 | $39,785 | EPC - THIS PROJECT IS RELATED TO COM-2501662. PROVIDE TENANT IMPROVEMENT TO EXISTING SPRINKLER MONITORING SYSTEM WITH TH… |
| COM-2611071 | Plan revision / deferred submittal | Void | App. May 29, 2026 | $39,785 | EPC - THIS PROJECT IS RELATED TO COM-2501662. PROVIDE TENANT IMPROVEMENT TO EXISTING SPRINKLER MONITORING SYSTEM WITH TH… |
| COM-2610318 | Plan revision / deferred submittal | Plan Check Wait | App. May 20, 2026 | — | EPC - Revision to (COM-2501662) plans consisting of site walkway, enlargement of room 152 and structural revisions web s… |
| COM-2501662 | Commercial tenant improvement | Issued | Iss. Feb 20, 2026 | $2,500,000 | EPC. CANNABIS. Type IIIB; OCC B, F1, S1. remodel existing building for production of cannabis distribution and cannabis … |