8496 Rovana Cir
Sacramento 95828 · Morrison Creek · City of Sacramento · Coordinates: 38.50381, -121.39852
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
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Aug 8, 2025, 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)
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
Fire alarm / sprinkler (COM-2015270): Issued after 2 mo (3.7× the 14d median) — above the 75th percentile for fire alarm / sprinkler permits in City of Sacramento (median 14d, 75th pct 29d, n=2,312).
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:
- 196,020 sq ft (4.50 ac)
- Assessor use:
- Industrial · Light · Other
- Tax rate area:
- 03115
- Addresses on lot:
- 8496 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
- Fire alarm / sprinkler (COM-2015270) (Finaled)On this parcel
Issued after 2 mo (3.7× the 14d median) — above the 75th percentile for fire alarm / sprinkler permits in City of Sacramento (median 14d, 75th pct 29d, n=2,312).
Entity-resolved builders & contractors in ½ mile: Sacramento Control (2 on parcel, 2 in ½ mi · Fire alarm / sprinkler); Villara (1 on parcel, 1 in ½ mi · Roof replacement); Alpha Architectural Signs And Lighting (1 on parcel, 1 in ½ mi · Sign); Nutech Alternative Energy (30 in ½ mi · Commercial tenant improvement); Dynamic Trades (6 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2514961 | Fire alarm / sprinkler | Expired Permit | Iss. Aug 8, 2025 | $4,975 | EPC - THE SCOPE OF THIS PROJECT IS TO CONNECT THE RELAY BOARD ON THE EXISTING SPRINKLER MONITORING PANEL TO 2 NEW LARGE … |
| SIG-2112762 | Sign | Finaled | Iss. Jun 22, 2021 | $2,100 | Install one (1) non-illuminated wall sign |
| COM-2015270 | Fire alarm / sprinkler | Finaled | Iss. Oct 16, 2020 | $3,000 | EPC - CONNECT EXISTING RELAY BOARD ON EXISTING SPRINKLER MONITORING SYSTEM TO 2 NEW LARGE FANS CONTROL UNITS FOR SHUT DO… |
| COM-1605683 | Roof replacement | Finaled | Iss. Apr 14, 2016 | $12,855 | REMOVE AND REPLACE (1) 7.5 TON PACKAGE ROOF TOP UNIT (LIKE FOR LIKE). |