8368 Rovana Cir
Sacramento 95828 · Morrison Creek · City of Sacramento · Coordinates: 38.50774, -121.39414
Executive Verdict · Public-Records Synthesis
Zoned M-2S in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $379,000 ($334,000–$424,000).
Upsides & Opportunities
- ✓ 7 documented municipal building permits on file
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)
- ✓ 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)
0.34 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)
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
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)
- ! Year 1 Prop 13 tax reset (~$4,771/yr at $379,000)
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
Parcel & Assessor
- Lot size:
- 18,250 sq ft (0.42 ac)
- Assessor use:
- Industrial · Light · Fabrication
- Tax rate area:
- 03112
- Addresses on lot:
- 8368 ROVANA CIR
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: $334,000 – $424,000 · 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-1812927) (Certificate of Occupancy)On this parcel
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).
- New commercial building at 8555 Morrison Creek Dr (Finaled / completed)0.34 mi E
High-impact scale ($857,189 declared valuation across 3 permits).
- Viking Steel - New Office Bldg & Site Improvements (In review)0.49 mi E
High-impact scale ($2,339,123 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: The Masters Design Build (2 on parcel, 2 in ½ mi · Commercial tenant improvement); Universal Security And Fire (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler); Nutech Alternative Energy (30 in ½ mi · Commercial tenant improvement); Dynamic Trades (10 in ½ mi · Commercial tenant improvement); S And S Construction (6 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-2609688 | Plan revision / deferred submittal | Complete | App. May 13, 2026 | — | EPC - revision to COM-2607129 AS BUILD REVISION to reflect field conditions |
| COM-2607129 | Fire alarm / sprinkler | Finaled | Iss. Apr 21, 2026 | $1,300 | EPC - NEW 5G CELLULAR COMMUNICATOR FOR FIRE ALARM PANEL revision COM-2609688 AS BUILD REVISION to reflect field conditi… |
| COM-2522521 | Plan revision / deferred submittal | Complete | App. Oct 27, 2025 | — | EPC - HVAC/mini split equipment change. |
| COM-2513018 | Commercial tenant improvement | Certificate of Occupancy | Iss. Sep 18, 2025 | $34,625 | EPC - cannabis remodel REDUCTION OF THE NONVOLATILE MANUFACTURING AREA, EXPANSION OF THE DISTRIBUTION AREA, AND C… |
| COM-1906092 |