8490 Rovana Cir
Sacramento 95828 · Morrison Creek · City of Sacramento · Coordinates: 38.50543, -121.39888
Executive Verdict · Public-Records Synthesis
Zoned M-2S in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $401,000 ($353,000–$449,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$52,612 contributory est.)
Public building records show issued construction/renovation work on this parcel (9 total permits, latest Jul 31, 2026).
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)
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-2120520): 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 (~$5,021/yr at $401,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$418/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:
- 376,358 sq ft (8.64 ac)
- Assessor use:
- Industrial · Warehouse · Storage
- Tax rate area:
- 03115
- Addresses on lot:
- 8490 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: $353,000 – $449,000 · 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-2120520) (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).
- Remodel / interior alteration (COM-1910101) (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).
- Plan revision / deferred submittal (SUB-1908423) (Abandoned)On this parcel
Pending in review for 7.5 yr (67.0× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Entity-resolved builders & contractors in ½ mile: Platinum Finishing (3 on parcel, 5 in ½ mi · Remodel / interior alteration); Accurate Corporate Images (1 on parcel, 3 in ½ mi · Commercial tenant improvement); Tsp Roof (1 on parcel, 1 in ½ mi · Roof replacement); Bay Alarm (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler); Sacramento Control (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler).
Permit & Project History on This Parcel (9 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2615319 | Fire alarm / sprinkler | Finaled | Iss. Jul 31, 2026 | $800 | EPC - ADDING CELLULAR TO THE EXISTING SPRINKLER MONITORING SYSTEM FOR THE SITE. |
| COM-2405836 | Roof replacement | Finaled | Iss. Mar 19, 2024 | $259,722 | OVERLAY EXISTING ROOF, REMOVE AND REPLACE EXISTING SKYLIGHTS WITH NEW LIKE FOR LIKE SKYLIGHTS AND SMOKE HATCHED INCLUDIN… |
| COM-2201879 | Fire alarm / sprinkler | Finaled | Iss. Feb 8, 2022 | $600 | EPC - INSTALL NEW GSM CELLULAR COMMUNICATOR TO EXISTING SPRINKLER MONITORING SYSTEM. |
| COM-2120520 | Remodel / interior alteration | Finaled | Iss. Jan 21, 2022 | $23,878 | EPC - Accessibility upgrades: Paths of travel, truncated domes, curbs and curb ramps , signage, parking stalls; parking … |
| COM-2110342 |