Sacramento 95828 · Morrison Creek · APN 064-0010-135-0000 · City of Sacramento
Zoned M-2S in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $486,000 ($428,000–$544,000).
Public building records show issued construction/renovation work on this parcel (8 total permits, latest Oct 21, 2026).
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)
0.28 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.
$486,000
Benchmark range: $428,000 – $544,000
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)
Remodel / interior alteration (COM-2605447): Issued after 3 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)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$499/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.
57 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 (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
Commercial tenant improvement (COM-2615096): Status changed from Issued to Safe to Stock
Detected between upstream data snapshots
EPC - Installation of storage racking in facility, with associated high piled storage.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff window
Sign (SIG-2618188): Declared valuation changed from 3500 to 5200
Detected between upstream data snapshots
install one (1) illuminated wall sign
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff window
Sign (SIG-2618188): Issued date changed from (blank) to 2026-10-21
Detected between upstream data snapshots
install one (1) illuminated wall sign
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff window
Sign (SIG-2618188): Status changed from Plan Check Wait to Issued
Detected between upstream data snapshots
install one (1) illuminated wall sign
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff window
Sign permit issued (SIG-2618188)
SIGN
install one (1) illuminated wall sign · Declared valuation: $5,200 · Contractor: Fusion Sign & Design Llc
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
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)
Commercial tenant improvement permit issued (COM-2615096)
HIGH PILE STORAGE
EPC - Installation of storage racking in facility, with associated high piled storage. · Declared valuation: $503,000 · Contractor: Raymond Handling Concepts Corporation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
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)
Sign permit application filed (SIG-2618188)
SIGN
install one (1) illuminated wall sign · Declared valuation: $5,200 · Contractor: Fusion Sign & Design Llc
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Plan revision / deferred submittal permit application filed (COM-2615334)
REVISION TO COM-2526267
EPC - REVISION TO COM-2526267: REVISED ELECTRICAL DRAWINGS AS DESCRIBED ON NARRATIVE TO ADDRESS INSPECTION COMMENTS, CLARIFY INTENT, AND PROVIDE OWNER REVISIONS.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Commercial tenant improvement permit application filed (COM-2615096)
HIGH PILE STORAGE
EPC - Installation of storage racking in facility, with associated high piled storage. · Declared valuation: $503,000 · Contractor: Raymond Handling Concepts Corporation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Plan revision / deferred submittal permit application filed (COM-2613011)
REVISION TO COM-2526267
EPC - REVISION TO PROVIDE SMUD ENCLOSURE AND EXTERIOR ACCESS FOR EQUIPMENT. REQUESTED BY SMUD. PLEASE SEE DELTAS 5 & 6 on included sheets for full scope of this revision request. · Declared valuation: $30,000
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Remodel / interior alteration permit issued (COM-2605447)
REMODEL EXTERIOR
EPC - SITE WORK TO INCLUDE DEMO, RELOCATED PARKING, EXPANDED DEPRESSED DOCK, NEW STAIRS AT DOORS, AND NEW GATES. ALL BUILDING TENANT IMPROVEMENT AND EXTERIOR WORK UNDER PERMIT COM-2526267. · Declared valuation: $250,000 · Contractor: Deacon Construction Llc
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
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 3 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Issued after 2 mo (3.3× the 19d median) — above the 75th percentile for sign permits in City of Sacramento (median 19d, 75th pct 42d, n=1,075).
Issued after 5 mo (2.4× 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 |
|---|---|---|---|---|
| Deacon Construction | Commercial tenant improvement | 2 on parcel2 in ½ mi | $1,045,000 | 12 vs 11 prior+9% |
| Raymond Handling Concepts | Commercial tenant improvement | 1 on parcel1 in ½ mi | $503,000 | 0 vs 0 prior |
| North State Electrical Contractors | Electrical / panel | 1 on parcel |
| 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 ($4,850/yr) + local voter-approved bond debt ($679/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.
−$17,883/yr
Cash needed: $106,700
NOI: $11,546/yr
P&I: $2,452/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 | −$1,732/mo | -19.5% | $4,349/mo | −$1,702/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,100/mo | −$1,490/mo | -16.8% | $4,025/mo | −$1,341/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 | −$1,352/mo | -15.2% | $3,932/mo | −$1,067/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 ↗
SIGN
install one (1) illuminated wall sign
HIGH PILE STORAGE
EPC - Installation of storage racking in facility, with associated high piled storage.
REVISION TO COM-2526267
EPC - REVISION TO COM-2526267: REVISED ELECTRICAL DRAWINGS AS DESCRIBED ON NARRATIVE TO ADDRESS INSPECTION COMMENTS, CLARIFY INTENT, AND PROVIDE OWNER REVISIONS.
REVISION TO COM-2526267
EPC - REVISION TO PROVIDE SMUD ENCLOSURE AND EXTERIOR ACCESS FOR EQUIPMENT. REQUESTED BY SMUD. PLEASE SEE DELTAS 5 & 6 on included sheets for full scope of this revision request.
REMODEL EXTERIOR
EPC - SITE WORK TO INCLUDE DEMO, RELOCATED PARKING, EXPANDED DEPRESSED DOCK, NEW STAIRS AT DOORS, AND NEW GATES. ALL BUILDING TENANT IMPROVEMENT AND EXTERIOR WORK UNDER PERMIT COM-2526267.
REMODEL
EPC - OFFICE TI TO INCLUDE DEMO, NEW WALLS, AND FINISHES. UPGRADES TO MECHANICAL, ELECTRICAL, AND SPRINKLER SYSTEM. EXTERIOR BUILDING WORK TO INCLUDE DEMO, NEW DOORS, NEW ROLL UP DOORS AND INFILLING EXTERIOR WALLS. SITE WORK WILL BE A SEPARATE PERMIT. - PLNG-INSP SEE REVISION COM-2613011, Electrical and Structural for SMUD Room Requirements. SEE REVISION COM-2615334 REVISED ELECTRICAL DRAWINGS AS DESCRIBED ON NARRATIVE TO ADDRESS INSPECTION COMMENTS, CLARIFY INTENT, AND PROVIDE OWNER REVISIONS.
Lighting Retro
EPC - This is an ALL-ELECTRIC scope of work. Work consists of a remodel to a commercial warehouse consisting of an alteration to the warehouse lighting. THERE IS NO EXTERIOR WORK INVOLVED WITH THIS PROJECT.
TPO (45 MIL) OVERLAY OF 110,000SQFT OVER EXISTING TPO
TPO (45 MIL, MECHANICALLY FASTENED) OVERLAY OF 110,000SQFT OVER EXISTING TPO Tear Off - No, Resheet - No, 2 layer(s), 1100 squares of TPO Single Ply. CRRC: 0000-0000
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
5.57 acres
Assessor's classification for assessment purposes. This is not zoning.
8451 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 064-0010-135-0000. 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.
| $284,455 |
| 0 vs 0 prior |
| Dwayne Nash Industries | Roof replacement | 1 on parcel1 in ½ mi | $187,000 | 0 vs 0 prior |
| Fusion Sign And Design | Sign | 1 on parcel1 in ½ mi | $5,200 | 0 vs 0 prior |
| 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 |
| 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 |
| 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 |
| Rc Pacific Construction Recent nearby: 8372 Rovana Cir (Nov 18, 2020) | Addition (adds square footage) | 2 in ½ mi | $1,101,199 | 2 vs 2 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 alterationOn this parcel | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvementOn this parcel | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| Roof replacementOn this parcel | 19,072 | 0d | 0d | 0d | 2d | 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.