8451 Rovana Cir
Sacramento 95828 · Morrison Creek · City of Sacramento · Coordinates: 38.50535, -121.39284
Executive Verdict · Public-Records Synthesis
Zoned M-2S in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $486,000 ($428,000–$544,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$137,500 contributory est.)
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)
- ✓ 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)
0.28 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)
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-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)
- ! Year 1 Prop 13 tax reset (~$5,990/yr at $486,000)
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
Parcel & Assessor
- Lot size:
- 242,629 sq ft (5.57 ac)
- Assessor use:
- Industrial · Warehouse · Storage
- Tax rate area:
- 03115
- Addresses on lot:
- 8451 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: $428,000 – $544,000 · 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-2605447) (Finaled)On this parcel
Issued after 3 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
- Sign (SIG-2618188) (Issued)On this parcel
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).
- Commercial tenant improvement (COM-2526267) (Finaled)On this parcel
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).
- New commercial building at 8555 Morrison Creek Dr (Finaled / completed)0.28 mi E
High-impact scale ($857,189 declared valuation across 3 permits).
Entity-resolved builders & contractors in ½ mile: Deacon Construction (2 on parcel, 2 in ½ mi · Commercial tenant improvement); Raymond Handling Concepts (1 on parcel, 1 in ½ mi · Commercial tenant improvement); North State Electrical Contractors (1 on parcel, 1 in ½ mi · Electrical / panel); Dwayne Nash Industries (1 on parcel, 1 in ½ mi · Roof replacement); Fusion Sign And Design (1 on parcel, 1 in ½ mi · Sign).
Permit & Project History on This Parcel (8 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| SIG-2618188 | Sign | Issued | Iss. Oct 21, 2026 | $5,200 | install one (1) illuminated wall sign |
| COM-2615096 | Commercial tenant improvement | Safe to Stock | Iss. Sep 18, 2026 | $503,000 | EPC - Installation of storage racking in facility, with associated high piled storage. |
| COM-2615334 | Plan revision / deferred submittal | Complete | App. Jul 20, 2026 | — | EPC - REVISION TO COM-2526267: REVISED ELECTRICAL DRAWINGS AS DESCRIBED ON NARRATIVE TO ADDRESS INSPECTION COMMENTS, CLA… |
| COM-2613011 | Plan revision / deferred submittal | Complete | App. Jun 22, 2026 | $30,000 | EPC - REVISION TO PROVIDE SMUD ENCLOSURE AND EXTERIOR ACCESS FOR EQUIPMENT. REQUESTED BY SMUD. PLEASE SEE DELTAS 5 & 6 … |
| COM-2605447 |