8440 Elder Creek Rd
Sacramento 95828 · Morrison Creek · City of Sacramento · Coordinates: 38.51005, -121.39380
Executive Verdict · Public-Records Synthesis
Zoned M-2S in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $580,000 ($510,000–$650,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$191,552 contributory est.)
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)
- ✓ 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
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)
- ! 1 slow or stalled nearby project within ½ mile
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)
- ! Year 1 Prop 13 tax reset (~$7,062/yr at $580,000)
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
Parcel & Assessor
- Lot size:
- 64,904 sq ft (1.49 ac)
- Assessor use:
- Industrial · Warehouse · Storage
- Tax rate area:
- 03430
- Addresses on lot:
- 8440 ELDER CREEK RD
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: $510,000 – $650,000 · 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
- Mark III Estimate (Fee estimate)0.47 mi E
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).
- Addition (adds square footage) (COM-2112526) (Certificate of Occupancy)On this parcel
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).
- Remodel / interior alteration (COM-2110251) (Finaled)On this parcel
Issued after 2 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
- New commercial building at 8555 Morrison Creek Dr (Finaled / completed)0.4 mi SE
High-impact scale ($857,189 declared valuation across 3 permits).
Entity-resolved builders & contractors in ½ mile: Alpha Tower Alarm (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler); Capital City Signs (1 on parcel, 1 in ½ mi · Sign); Nutech Alternative Energy (30 in ½ mi · Commercial tenant improvement); Buzz Oates Construction (11 in ½ mi · Commercial tenant improvement); Dynamic Trades (10 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (10 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2314464 | Plan revision / deferred submittal | Complete | App. Jul 13, 2023 | — | EPC - Revision to COM-2112526 in response to site inspection for C02 testing. Update to the mechanical plans to match th… |
| COM-2303509 | Plan revision / deferred submittal | Complete | App. Feb 22, 2023 | — | EPC - Revision to COM-2112526 for removing non-required bike parking from the site plan |
| COM-2219988 | Plan revision / deferred submittal | Complete | App. Sep 18, 2022 | — | EPC - Revision to COM-2112526 for the restrooms by not installing the non-required showers where previously shown. |
| COM-2206842 | Fire alarm / sprinkler | Finaled | Iss. Apr 19, 2022 | $12,000 | EPC - Install new sprinkler monitoring system with HVAC duct detector monitoring |
| COM-2112526 |