Sacramento 95828 · Morrison Creek · APN 064-0010-108-0000 · City of Sacramento
Zoned M-2S in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $379,000 ($334,000–$424,000).
On-parcel permit history is indexed through May 13, 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)
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)
0.34 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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$379,000
Benchmark range: $334,000 – $424,000
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)
Commercial tenant improvement (COM-1812927): Issued after 5 mo (2.5× the 63d median) — above the 75th percentile for commercial tenant improvement permits in City of Sacramento (median 63d, 75th pct 119d, n=2,366).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$398/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: 2 commercial or mixed-use projects.
2 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.
74 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 commercial tenant improvement (8565 Elder Creek Rd): Status changed from Issued to Finaled
Record COM-2525358 · 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 remodel / interior alteration (8583 Elder Creek Rd 400): First appeared in published agency feed
Record COM-2621939 · 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 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
Nearby plan revision / deferred submittal (8583 Elder Creek Rd): Status changed from Plan Check Wait to Plan Check Target
Record COM-2614249 · 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)
8610 Elder Creek Rd · $2,339,123 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Plan revision / deferred submittal permit application filed (COM-2609688)
REVISION TO COM-2607129
EPC - revision to COM-2607129 AS BUILD REVISION to reflect field conditions
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Fire alarm / sprinkler permit issued (COM-2607129)
Fire Equipment
EPC - NEW 5G CELLULAR COMMUNICATOR FOR FIRE ALARM PANEL revision COM-2609688 AS BUILD REVISION to reflect field conditions · Declared valuation: $1,300 · Contractor: Universal Security And Fire Inc
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Fire alarm / sprinkler permit application filed (COM-2607129)
Fire Equipment
EPC - NEW 5G CELLULAR COMMUNICATOR FOR FIRE ALARM PANEL revision COM-2609688 AS BUILD REVISION to reflect field conditions · Declared valuation: $1,300 · Contractor: Universal Security And Fire Inc
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)
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 (2.5× the 63d median) — above the 75th percentile for commercial tenant improvement permits in City of Sacramento (median 63d, 75th pct 119d, n=2,366).
High-impact scale ($857,189 declared valuation across 3 permits).
High-impact scale ($2,339,123 declared valuation across 1 permit).
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 |
|---|---|---|---|---|
| The Masters Design Build | Commercial tenant improvement | 2 on parcel2 in ½ mi | $350,000 | 0 vs 0 prior |
| Universal Security And Fire | Fire alarm / sprinkler | 1 on parcel1 in ½ mi | $1,300 | 0 vs 0 prior |
| Nutech Alternative Energy Recent nearby: 8280 Elder Creek Rd (Jan 22, 2025) | Commercial tenant improvement | 30 in ½ mi |
| 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 ($3,800/yr) + local voter-approved bond debt ($532/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.
−$10,315/yr
Cash needed: $83,600
NOI: $12,743/yr
P&I: $1,921/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 | −$1,101/mo | -15.8% | $3,469/mo | −$1,063/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,100/mo | −$860/mo | -12.3% | $3,211/mo | −$702/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 | −$721/mo | -10.4% | $3,136/mo | −$428/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-2607129
EPC - revision to COM-2607129 AS BUILD REVISION to reflect field conditions
Fire Equipment
EPC - NEW 5G CELLULAR COMMUNICATOR FOR FIRE ALARM PANEL revision COM-2609688 AS BUILD REVISION to reflect field conditions
REVISION TO COM-2513018
EPC - HVAC/mini split equipment change.
cannabis remodel
EPC - cannabis remodel REDUCTION OF THE NONVOLATILE MANUFACTURING AREA, EXPANSION OF THE DISTRIBUTION AREA, AND CREATION OF A VESTIBULE AT TWO ENTRANCES TO ENHANCE SECURITY BY LIMITING ACCESS TO THE MANUFACTURING AND DISTRIBUTION AREAS. SCOPE IS AS FOLLOWS: ADD NON-LOAD BEARING WALLS, WITH A SINGLE DOOR AT NEW VESTIBULE SPACES ADD NON-LOAD BEARING WALL, WITH A SINGLE DOOR, DIVIDING THE EXISTING MANUFACTURING AREA INTO A SMALLER MANUFACTURING AREA AND A NEW DISTRIBUTION AREA; ADD A NON-LOAD BEARING WALL, WITH A ROOM AREA FROM THE PACKAGING AREA; INSTALL NEW 12FT HIGH RACKING SYSTEM SEPARATE BUILDING PERMIT): DOOR, SEPARATING THE EXISTING UTILITY IN EXISTING PACKAGING AREA (UNDER PROVIDE MINOR ELECTRICAL AND MECHANICAL UPGRADES AS REQUIRED; INSTALL 4 FLOOR MOUNTED AIR HANDLERS IN THE EXISTING PACKAGING AREA TO PROVIDE COOLING; AND ADD 4 COMPRESSORS ON THE NORTH SIDE OF THE BUILDING AS NEEDED FOR THE 4 INDOOR AIR HANDLERS. THE BUILDING RESTROOMS ARE FULLY ACCESSIBLE. THE EXISTING SITE IS ACCESSIBLE WITH SEVERAL ACCESSIBLE PARKING STALLS AT THE MAIN ENTRANCE TO THE BUILDING. NO PROPOSED WORK OUTSIDE. NON-VOLATILE MFGR=804 SF DISTRIBUTION W/SAFE RM=1,943 SF SECURED LOADING/UNLOADING=458 SF UTILITY /RESTROOM=238 SF BREAKROOM= 393 SF PACKAGING AREAS= 1,757 SF OFFICE= 407 SF PPLICABLE CODES: TOTAL=6,000 SF REVISION TO COM-2513018 - HVAC/mini split equipment change.
REVISION TO COM-1812927
EXPEDITED - REVISION TO COM-1812927: Restriping pavement, deleting accessible walk-way/Remove side-walk.
SMUD Safety
SMUD Safety Inspection. One time inspection only. Additional inspections will cost $76.00 (Residential) or $152 (Commercial) each. If there is no access to the site or areas required by an inspector this is still an inspection. Permit fees are non-transferable.
CANNABIS EMINET EXTRACTS
Unable to determine previous occupancy. Remodel 6000 sq ft space for non volatile manufacturing to include mechanical, electrical, plumbing, partitions and finishes - PLNG-INSP SEE COM-1906092: restriping pavement, deleting accessible walk-way/Remove Side-walk.
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
0.42 acres
Assessor's classification for assessment purposes. This is not zoning.
8368 ROVANA CIR
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 064-0010-108-0000. 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.
| $23,137,469 |
| 2 vs 10 prior−80% |
| Dynamic Trades Recent nearby: 8500 Morrison Creek Dr 200 (Dec 16, 2025) | Commercial tenant improvement | 10 in ½ mi | $4,631,919 | 1 vs 4 prior |
| S And S Construction Merged: S & S Construction · S & S CONSTRUCTION Recent nearby: 8540 Morrison Creek Dr (May 22, 2025) | Commercial tenant improvement | 6 in ½ mi | $1,647,235 | 0 vs 3 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 |
| Amazza Construction Recent nearby: 8610 Elder Creek Rd (May 8, 2018) | Commercial tenant improvement | 5 in ½ mi | $94,700 | 1 vs 0 prior |
| Platinum Finishing Recent nearby: 8409 Rovana Cir (Jun 2, 2021) | Remodel / interior alteration | 4 in ½ mi | $195,000 | 0 vs 0 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 |
| Mark Iii Construction Recent nearby: 6801 Florin Perkins Rd (Jan 18, 2018) | Remodel / interior alteration | 3 in ½ mi | $280,000 | 2 vs 4 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 alteration | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvementOn this parcel | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| Electrical / panelOn this parcel | 11,023 | 0d | 0d | 0d | 5d | 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.