8460 Elder Creek Rd
Sacramento 95828 · Morrison Creek · City of Sacramento · Coordinates: 38.51005, -121.39296
Executive Verdict · Public-Records Synthesis
Zoned M-2S in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $432,000 ($380,000–$484,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$43,676 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Mar 17, 2022).
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
Remodel / interior alteration (COM-2111076): Issued after 2 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)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: Mark III Estimate (0.43 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 (~$5,375/yr at $432,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$448/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:
- 81,893 sq ft (1.88 ac)
- Assessor use:
- Industrial · Warehouse · Storage
- Tax rate area:
- 03430
- Addresses on lot:
- 8460 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: $380,000 – $484,000 · 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)0.43 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).
- Remodel / interior alteration (COM-2111076) (Expired Permit)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).
- Sign (SIG-1918158) (Finaled)On this parcel
Issued after 2 mo (2.9× the 19d median) — above the 75th percentile for sign permits in City of Sacramento (median 19d, 75th pct 42d, n=1,075).
- New commercial building at 8555 Morrison Creek Dr (Finaled / completed)0.36 mi SE
High-impact scale ($857,189 declared valuation across 3 permits).
Entity-resolved builders & contractors in ½ mile: Cody Brock (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Environmental Roofing And Waterproofing (1 on parcel, 1 in ½ mi · Roof replacement); Pacific West Sign (1 on parcel, 1 in ½ mi · Sign); Nutech Alternative Energy (31 in ½ mi · Commercial tenant improvement); Buzz Oates Construction (11 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-2205864 | Roof replacement | Finaled | Iss. Mar 17, 2022 | $84,000 | E-Permit: Tear Off - No, Resheet - No, 1 layer(s), 215 squares of PVC Single Ply. CRRC: 0628-0018 |
| COM-2118051 | Plan revision / deferred submittal | Expired Application | App. Aug 18, 2021 | — | EPC - REVISION TO COM-2111076: Delta 2 Revisions: Changed (1) roll up door to be existing to remain;Revised door sizes … |
| COM-2111076 | Remodel / interior alteration | Expired Permit | Iss. Aug 5, 2021 | $99,263 | EPC - THE SCOPE OF WORK INCLUDES REMOVAL AND REPLACEMENT OF (4) ROLL-UP DOORS (IN EXISTING MODIFIED OPENINGS) AT BUILDIN… |
| SIG-1918158 | Sign | Finaled | Iss. Nov 18, 2019 | $6,000 | construct 2 attached 25.16 sq ft non illuminated sign IRG , AND 1 detached non illuminated 29 sq ft sign IRG |