8432 Rovana Cir
Sacramento 95828 · Morrison Creek · City of Sacramento · Coordinates: 38.50392, -121.39602
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
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through May 27, 2025, 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)
- ✓ Active nearby investment (New commercial building at 8555 Morrison Creek Dr)
0.48 mi NE in "Finaled / completed" stage — High-impact scale ($857,189 declared valuation across 3 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · HCD APR (½-mile radius)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: 0.2% annual chance flood hazard (shaded X))
about 98% 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)
- ! 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:
- 129,373 sq ft (2.97 ac)
- Assessor use:
- Industrial · Warehouse · Storage
- Tax rate area:
- 03115
- Addresses on lot:
- 8432 ROVANA CIR; 8432 ROVANA CIR STE 100 STE 100; 8432 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 98% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 2% 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
- New commercial building at 8555 Morrison Creek Dr (Finaled / completed)0.48 mi NE
High-impact scale ($857,189 declared valuation across 3 permits).
Entity-resolved builders & contractors in ½ mile: Szek (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Jcm Electric (1 on parcel, 1 in ½ mi · EV charger); Nutech Alternative Energy (30 in ½ mi · Commercial tenant improvement); Dynamic Trades (10 in ½ mi · Commercial tenant improvement); Platinum Finishing (4 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2510876 | EV charger | Expired Application | App. May 27, 2025 | $19,000 | EPC - Provide and install four (4) Tesla EV charging stations. Two (2) dedicated 50-amp, 3-wire circuits will be utilize… |
| COM-2209621 | Commercial tenant improvement | Expired Application | App. May 8, 2022 | $2,000,000 | EXPEDITED - EPC - CANNABIS - 17,888 sf cannabis cultivation facility remodel (F-1/B/S-1) in existing 1-story Type-IIIB w… |
| COM-1815637 | Commercial tenant improvement | Expired Application | App. Aug 14, 2018 | $435,000 | total suite existing warehouse/ office space is 17,885 sq ft and convert 6,428 sq ft to cannabis cultivation the remaind… |