8440 Rovana Cir
Sacramento 95828 · Morrison Creek · City of Sacramento · Coordinates: 38.50397, -121.39465
Executive Verdict · Public-Records Synthesis
Zoned M-2S in City of Sacramento and mapped FEMA AE flood due diligence; benchmark value $385,000 ($339,000–$431,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$36,386 contributory est.)
Public building records show issued construction/renovation work on this parcel (13 total permits, latest Aug 11, 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)
0.41 mi NE 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
- ! FEMA Special Flood Hazard Area (AE, about 6% of the lot of lot)
Zone AE: regulatory floodway (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! Delayed or open permit activity on this parcel
Commercial tenant improvement (COM-2104776): Issued after 6 mo (2.7× the 63d median) — above the 75th percentile for commercial tenant improvement permits in City of Sacramento (median 63d, 75th pct 119d, n=2,366).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! Year 1 Prop 13 tax reset (~$4,839/yr at $385,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$403/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:
- 221,720 sq ft (5.09 ac)
- Assessor use:
- Industrial · Warehouse · Storage
- Tax rate area:
- 03115
- Addresses on lot:
- 8440 ROVANA CIR; 8440 ROVANA CIR # 100 # 100; 8440 ROVANA CIR # 200 # 200
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 AE: regulatory floodway (Special Flood Hazard Area) (about 6% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 94% 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: $339,000 – $431,000 · 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
- Commercial tenant improvement (COM-2104776) (Finaled)On this parcel
Issued after 6 mo (2.7× the 63d median) — above the 75th percentile for commercial tenant improvement permits in City of Sacramento (median 63d, 75th pct 119d, n=2,366).
- Remodel / interior alteration (COM-2022976) (Finaled)On this parcel
Issued after 2 mo — above the 75th percentile for remodel / interior alteration permits in City of Sacramento (median 4d, 75th pct 21d, n=8,151).
- Remodel / interior alteration (COM-2016742) (Finaled)On this parcel
Issued after 2 mo — above the 75th percentile for remodel / interior alteration permits in City of Sacramento (median 4d, 75th pct 21d, n=8,151).
- New commercial building at 8555 Morrison Creek Dr (Finaled / completed)0.41 mi NE
High-impact scale ($857,189 declared valuation across 3 permits).
Entity-resolved builders & contractors in ½ mile: Accurate Corporate Images (1 on parcel, 2 in ½ mi · Commercial tenant improvement); J Four Enterprises (2 on parcel, 2 in ½ mi · Fire alarm / sprinkler); Icon General Contractors (1 on parcel, 2 in ½ mi · Commercial tenant improvement); Crocker Electric (2 on parcel, 2 in ½ mi · Remodel / interior alteration); Placer Roofing (1 on parcel, 1 in ½ mi · Roof replacement).
Permit & Project History on This Parcel (13 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2614693 | HVAC / heat pump | Finaled | Iss. Aug 11, 2026 | $20,400 | EPC - Like/Like 6TON unit changeout. |
| COM-2512449 | Fire alarm / sprinkler | Finaled | Iss. Jul 3, 2025 | $105,625 | EPC - Replace existing electric fire pump. (like for like replacement) |
| COM-2511936 | Fire alarm / sprinkler | Finaled | Iss. Jun 18, 2025 | $22,650 | EPC - Replace existing Fire Alarm system with new. · REPLACE THE EXISTING FACU WITH A NEW ADDRESSABLE FACU IN THE EXIST… |
| COM-2415080 | Roof replacement | Finaled | Iss. Jul 10, 2024 | $295,900 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 775 squares of TPO Single Ply. CRRC: 0676-0001 |
| COM-2213887 | Commercial tenant improvement |