Sacramento 95828 · Morrison Creek · APN 064-0010-142-0000 · City of Sacramento
Zoned M-2S in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $580,000 ($510,000–$650,000).
Public building records show issued construction/renovation work on this parcel (10 total permits, latest Jul 13, 2023).
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)
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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$580,000
Benchmark range: $510,000 – $650,000
Addition (adds square footage) (COM-2112526): Issued after 9 mo (6.4× the 42d median) — slower than 90% of addition (adds square footage) permits in City of Sacramento (median 42d, 90th pct 162d, n=1,948).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: Mark III Estimate (0.47 mi E, fee estimate). Inspect timeline history before assuming near-term completion.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · HCD APR (½-mile radius)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$589/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.
89 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.
In "Fee estimate" for 8 yr (since Nov 20, 2018), with no new permit record in 8 yr. · $3,472,204 declared valuation
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 (8565 Elder Creek Rd): Status changed from Issued to Finaled
Record COM-2525358 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby sign (8451 Rovana Cir): Status changed from Plan Check Wait to Issued
Record SIG-2618188 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby sign (8451 Rovana Cir): Issued date changed from (blank) to 2026-10-21
Record SIG-2618188 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby sign (8451 Rovana Cir): Declared valuation changed from 3500 to 5200
Record SIG-2618188 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby fire alarm / sprinkler (6201 Florin Perkins Rd): Status changed from Issued to Finaled
Record COM-2617370 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (8583 Elder Creek Rd 400): First appeared in published agency feed
Record COM-2621939 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby fire alarm / sprinkler (6201 Florin Perkins Rd B): Status changed from Issued to Finaled
Record COM-2619301 · 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
Nearby commercial tenant improvement (8451 Rovana Cir): Status changed from Issued to Safe to Stock
Record COM-2615096 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (6350 Sky Creek Dr): Status changed from Ready For Pickup to Complete
Record COM-2619446 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (6350 Sky Creek Dr): Status changed from Issued to Finaled
Record COM-2426191 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (6201 Florin Perkins Rd): Status changed from Plan Check Target to Verify
Record COM-2618230 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (8583 Elder Creek Rd): Status changed from Plan Check Wait to Plan Check Target
Record COM-2614249 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
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)
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 →In "Fee estimate" for 8 yr (since Nov 20, 2018), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($3,472,204 declared valuation across 3 permits).
Issued after 9 mo (6.4× the 42d median) — slower than 90% of addition (adds square footage) permits in City of Sacramento (median 42d, 90th pct 162d, n=1,948).
Issued after 2 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
High-impact scale ($857,189 declared valuation across 3 permits).
High-impact scale ($18,813,806 declared valuation across 39 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 |
|---|---|---|---|---|
| Alpha Tower Alarm | Fire alarm / sprinkler | 1 on parcel1 in ½ mi | $12,000 | 0 vs 0 prior |
| Capital City Signs | Sign | 1 on parcel1 in ½ mi | $3,500 | 0 vs 0 prior |
| Nutech Alternative Energy Recent nearby: 8280 Elder Creek Rd (Jan 22, 2025) | Commercial tenant improvement | 30 in ½ mi | $23,137,469 |
| 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 ($5,800/yr) + local voter-approved bond debt ($812/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.
−$24,731/yr
Cash needed: $127,600
NOI: $10,463/yr
P&I: $2,933/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 | −$2,302/mo | -21.7% | $5,146/mo | −$2,280/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,100/mo | −$2,061/mo | -19.4% | $4,763/mo | −$1,919/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 | −$1,922/mo | -18.1% | $4,652/mo | −$1,645/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 ↗
Elder Creek 18 - Revision #3
EPC - Revision to COM-2112526 in response to site inspection for C02 testing. Update to the mechanical plans to match the engineers letter of no five minute delay and updated testing valuations.
Elder Creek 18 - Revision #2
EPC - Revision to COM-2112526 for removing non-required bike parking from the site plan
Elder Creek 18 - Revision #1
EPC - Revision to COM-2112526 for the restrooms by not installing the non-required showers where previously shown.
Elder Creek 18 - Fire Alarm
EPC - Install new sprinkler monitoring system with HVAC duct detector monitoring
Cannabis: Elder Creek 18
EPC - Remodel of an existing warehouse of 15,000 SF plus addition of 4,275 SF for total square footage of 19,275 SF as a cannabis growing and distribution facility. Type IIIB, B, S-1, & F occupancies - PLNG-INSP
Cannabis: Elder Creek 18 Interior Demo
EPC - NO WORK ON THE ROOF OR EXTERIOR • REMOVE ALL INTERIOR FINISHES, WALLS, CIELINGS, ,FIXTURES, DOORS, AND Floorings • FLOORS ARE TO BE SCRAPED CLEAN/ SMOOTH AND BROOM CLEAN • ELECTRICAL TO BE SAFE OFF PRIOR TO START. PANELS, BAY IN6, EXTERIOR Ll6HTIN6, MAIN FIRE/ LOV'I-VOLT/ PHONE BOARD, AND OUTLETS MOUNTED DIREC.TL Y TO COLUMNS ARE TO REMAIN AS IS. • ALL SECURITY AND FIRE ALARM ARE TO REMAIN AS IS • HVAC. PLENUMS, CONDENSATE, AND THERMOSTATS TO REMAIN, DUC.TV'IORKS AND REGISTERS TO BE REMOVED • WATER LINES TO BE CAPPED, FUNCTINALLY TO BE PRESERVED FOR EXTERIOR HOSE 6165 AND LANDSC.APIN6 • SEWER TO BE MARKED AND CAPPED FLUSH TO FLOOR
Cannabis: Elder Creek 18
· AN EXISTING 15,000 S.F. TILT-UP STRUCTURE WILL GO THROUGH INTERIOR TENANT IMPROVEMENT MODIFICATIONS FOR A CANNABIS GROW AND DISTRIBUTION BUILDING. · AN EXTERIOR METAL BUILDING EXPANSION OF 4,275 S.F. WILL BE ADDED FOR A TOTAL SQUARE FOOTAGE OF 19,275 S.F. · OTHER THEN METAL BUILDING PORTION BEING ADDED TO THE BACK AND INFILLING SOME DOORS, NO OTHER MODIFICATIONS WILL BE MADE TO THE EXISTING EXTERIOR OF THE BUILDING. · THERE ARE NO CHANGES INTENDED TO BE MADE TO THE PARKING ON SITE, BUT THE DEPRESSED DOCK IN THE BACK OF THE BUILDING WILL BE FILLED IN PER CIVIL AND GEOTECHNICAL.
Electrical
Electrical minor, Run existing feeder to house panel 100amp breaker
Minor Electrical repairs w/ SMUD Safety Inspection
Minor Electrical repairs w/ SMUD Safety Inspection. Power is off with new tenant
"Two Men And A Truck" Sign Permit
Install (1) Non-illuminated Di-Bond panels w/ non-dimensional vinyl letters, mounted flush to the fascia.
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
1.49 acres
Assessor's classification for assessment purposes. This is not zoning.
8440 ELDER CREEK RD
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 064-0010-142-0000. 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.
| 2 vs 10 prior−80% |
| Buzz Oates Construction Recent nearby: 6101 Midway St 180 (Apr 18, 2022) | Commercial tenant improvement | 11 in ½ mi | $49,352,077 | 9 vs 5 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 |
| Mark Iii Construction Recent nearby: 6380 Sky Creek Dr (May 23, 2023) | Remodel / interior alteration | 8 in ½ mi | $9,388,489 | 2 vs 4 prior |
| S And S Construction Merged: S & S Construction · S & S CONSTRUCTION Recent nearby: 8540 Morrison Creek Dr (May 22, 2025) | Commercial tenant improvement | 6 in ½ mi | $1,647,235 | 0 vs 3 prior |
| Material Handling Recent nearby: 6488 Florin Perkins Rd (Aug 26, 2025) | Commercial tenant improvement | 6 in ½ mi | $218,097 | 6 vs 3 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 |
| Icon General Contractors Recent nearby: 6101 Midway St 100 (Sep 13, 2022) | Commercial tenant improvement | 4 in ½ mi | $859,920 | 39 vs 62 prior−37% |
| 1,693 |
| 57d |
| 97d |
| 172d |
| 284d |
| 97d(vs 103d prior) |
| Addition (adds square footage)On this parcel | 1,948 | 6d | 42d | 83d | 162d | 49d(vs 43d prior) |
| Remodel / interior alterationOn this parcel | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvement | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| Electrical / panelOn this parcel | 11,023 | 0d | 0d | 0d | 5d | 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.