8401 Rovana Cir
Sacramento 95828 · Morrison Creek · City of Sacramento · Coordinates: 38.50648, -121.39689
Executive Verdict · Public-Records Synthesis
Zoned M-2S in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $434,000 ($382,000–$486,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$85,356 contributory est.)
Public building records show issued construction/renovation work on this parcel (9 total permits, latest Jun 24, 2022).
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 E 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))
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
Remodel / interior alteration (COM-2020840): Issued after 4 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! Year 1 Prop 13 tax reset (~$5,398/yr at $434,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$450/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:
- 159,865 sq ft (3.67 ac)
- Assessor use:
- Industrial · Warehouse · Storage
- Tax rate area:
- 03115
- Addresses on lot:
- 8401 ROVANA CIR; 8409 ROVANA CIR; 8409 ROVANA CIR # 10 # 10
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: $382,000 – $486,000 · 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
- Remodel / interior alteration (COM-2020840) (Finaled)On this parcel
Issued after 4 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
- New commercial building at 8555 Morrison Creek Dr (Finaled / completed)0.48 mi E
High-impact scale ($857,189 declared valuation across 3 permits).
Entity-resolved builders & contractors in ½ mile: Platinum Finishing (1 on parcel, 4 in ½ mi · Remodel / interior alteration); Frickes Electrical Contracting (3 on parcel, 3 in ½ mi · Electrical / panel); Ptrs (2 on parcel, 2 in ½ mi · Roof replacement); J Four Enterprises (2 on parcel, 2 in ½ mi · Fire alarm / sprinkler); Johnson Industrial Sheet Metal (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-2213470 | Roof replacement | Finaled | Iss. Jun 24, 2022 | $160,581 | E-Permit: Tear Off - No, Resheet - No, 1 layer(s), 288 squares of TPO Single Ply. CRRC: 0738-0002 |
| COM-2111726 | Commercial tenant improvement | Expired Application | App. Jun 2, 2021 | $25,000 | EPC - INSTALL A PAINT BOOTH AND DRYING ENCLOSURE |
| COM-2020840 | Remodel / interior alteration | Finaled | Iss. Mar 12, 2021 | $129,202 | EPC - Installation of dust collection system for a cabinet manufacturer. |
| COM-2013017 | Roof replacement | Finaled | Iss. Jul 24, 2020 | $100,949 | E-Permit: Tear Off - No, Resheet - No, 1 layer(s), 288 squares of TPO Single Ply. CRRC: 0738-0002 |
| COM-2001859 | Remodel / interior alteration |