8371 Rovana Cir
Sacramento 95828 · Morrison Creek · City of Sacramento · Coordinates: 38.50534, -121.39501
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
- ✓ 13 documented municipal building permits on file
On-parcel permit history is indexed through Aug 31, 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)
0.39 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
Plan revision / deferred submittal (SUB-1914488): Pending in review for 7.3 yr (64.9× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
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:
- 712,206 sq ft (16.35 ac)
- Assessor use:
- Industrial · Warehouse · Storage
- Tax rate area:
- 03115
- Addresses on lot:
- 8371 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: $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
- Plan revision / deferred submittal (SUB-1914488) (Abandoned)On this parcel
Pending in review for 7.3 yr (64.9× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
- Electrical / panel (COM-1720551) (Finaled)On this parcel
Issued after 4 mo — slower than 90% of electrical / panel permits in City of Sacramento (median 0d, 90th pct 5d, n=11,023).
- Fire alarm / sprinkler (COM-2407654) (Expired Permit)On this parcel
Issued after 2 mo (3.6× the 14d median) — above the 75th percentile for fire alarm / sprinkler permits in City of Sacramento (median 14d, 75th pct 29d, n=2,312).
- New commercial building at 8555 Morrison Creek Dr (Finaled / completed)0.39 mi E
High-impact scale ($857,189 declared valuation across 3 permits).
Entity-resolved builders & contractors in ½ mile: All Electrical (2 on parcel, 3 in ½ mi · Electrical / panel); Johnson Controls Security Solutions (2 on parcel, 2 in ½ mi · Fire alarm / sprinkler); Reich Installation Services (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Affordable Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Foothill Fire Protection (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler).
Permit & Project History on This Parcel (13 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2619216 | Commercial tenant improvement | Plan Check Wait | App. Aug 31, 2026 | $2,838,197 | Adding additional conveyors equipment and platforming. |
| COM-2418595 | EV charger | Expired Permit | Iss. Oct 22, 2024 | $57,935 | EPC - Installing (5) Electric Vehicle chargers. |
| COM-2411183 | Fire alarm / sprinkler | Finaled | Iss. Jun 7, 2024 | $5,957 | EPC - REPLACE FIRE ALARM PANEL ON EXISTING FIRE ALARM SYSTEM WITH FULL OCCUPANT NOTIFICATION. ALL OTHER DEVICES, WIRING… |
| COM-2407654 | Fire alarm / sprinkler | Expired Permit | Iss. May 30, 2024 | $80,000 | EPC - Existing Fire Alarm Addition |
| COM-2210136 | Fire alarm / sprinkler | Expired Permit |