Sacramento 95828 · Morrison Creek · APN 064-0010-160-0000 · City of Sacramento
Zoned M-2S in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $509,000 ($448,000–$570,000).
Public building records show issued construction/renovation work on this parcel (30 total permits, latest Nov 25, 2025).
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.
$509,000
Benchmark range: $448,000 – $570,000
HVAC / heat pump (COM-2520540): Issued after 2 mo — slower than 90% of hvac / heat pump permits in City of Sacramento (median 0d, 90th pct 2d, n=19,324).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: 7-Eleven on Elder Creek Rd (0.41 mi W, 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 (~$521/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: 1 commercial or mixed-use project.
1 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.
55 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 4.6 yr (since Apr 18, 2022), with no new permit record in 4.6 yr. · $5,400,000 declared valuation
Nearby electrical / panel (8205 Berry Ave): First appeared in published agency feed
Record COM-2622073 · 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 hvac / heat pump (8180 Signal Ct): First appeared in published agency feed
Record COM-2623064 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (8165 Signal Ct): Status changed from Plan Check Target to Issued
Record COM-2618215 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (8165 Signal Ct): Issued date changed from (blank) to 2026-10-12
Record COM-2618215 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby other (8165 Signal Ct): Status changed from Plan Check Target to Issued
Record COM-2621393 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby other (8165 Signal Ct): Issued date changed from (blank) to 2026-10-16
Record COM-2621393 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (8160 Industrial Pkwy): Status changed from Issued to Expired Permit
Record COM-2520807 · 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)
8376 Rovana Cir · $72,632 valuation
Records span Jun 16, 2025 to Feb 26, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
HVAC / heat pump permit issued (COM-2520540)
Cannabis: Elder Creek Cultivation - Existing BLGD 1 Equipment Screening
EPC - Install HVAC Equipment privacy screening at Bldg 1. Cannabis site route to Planning. - PLNG-INSP · Declared valuation: $15,000 · Contractor: Casey Clarke
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Annual ZIP 95828 home-value index checkpoint
Changed from $462,484 in September 2024 to $449,112 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95828 (not a parcel appraisal)
HVAC / heat pump permit application filed (COM-2520540)
Cannabis: Elder Creek Cultivation - Existing BLGD 1 Equipment Screening
EPC - Install HVAC Equipment privacy screening at Bldg 1. Cannabis site route to Planning. - PLNG-INSP · Declared valuation: $15,000 · Contractor: Casey Clarke
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Commercial tenant improvement permit issued (COM-2423108)
8280 Elder Creek onsite Improvement - Additional remodel
EPC - Create additional storage room on second floor of Fertigation Building & field changes. · Declared valuation: $15,000 · Contractor: Nutech Alternative Energy
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Plan revision / deferred submittal permit application filed (COM-2501334)
CANNABIS: Elder Creek Cultivation - CO2 System Revision
EPC - As-Built Revision to existing permit COM-2400544 for CO2 Supply and Detection System.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
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 4.6 yr (since Apr 18, 2022), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($5,400,000 declared valuation across 1 permit).
Issued after 2 mo — slower than 90% of hvac / heat pump permits in City of Sacramento (median 0d, 90th pct 2d, n=19,324).
Issued after 9 mo (8.5× the 33d median) — slower than 90% of other permits in City of Sacramento (median 33d, 90th pct 196d, n=837).
Issued after 7 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Issued after 12 mo (5.7× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
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).
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 |
|---|---|---|---|---|
| Nutech Alternative Energy | Commercial tenant improvement | 21 on parcel42 in ½ mi | $23,710,219 | 2 vs 10 prior−80% |
| Accurate Corporate Images | Commercial tenant improvement | 1 on parcel2 in ½ mi | $177,000 | 0 vs 0 prior |
| Casey Clarke | HVAC / heat pump | 1 on parcel1 in ½ mi |
| 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) |
| New commercial / non-residential building |
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 ($5,100/yr) + local voter-approved bond debt ($714/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.
−$19,685/yr
Cash needed: $112,200
NOI: $11,261/yr
P&I: $2,579/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 | −$1,882/mo | -20.1% | $4,559/mo | −$1,854/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,100/mo | −$1,640/mo | -17.5% | $4,219/mo | −$1,494/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 | −$1,502/mo | -16.1% | $4,121/mo | −$1,219/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 ↗
Finaled / completedNov 21, 2018 – Apr 11, 2023
Expired / withdrawnApr 13, 2020 – Jul 9, 2020
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
Cannabis: Elder Creek Cultivation - Existing BLGD 1 Equipment Screening
EPC - Install HVAC Equipment privacy screening at Bldg 1. Cannabis site route to Planning. - PLNG-INSP
8280 Elder Creek onsite Improvement - Additional remodel
EPC - Create additional storage room on second floor of Fertigation Building & field changes.
CANNABIS: Elder Creek Cultivation - CO2 System Revision
EPC - As-Built Revision to existing permit COM-2400544 for CO2 Supply and Detection System.
Elder Creek Cannabis - Overall Site Work Replacement
EPC - Replacement permit of COM-1802665 to cover all site improvement items, including completed items under COM-1802665 and added scope of site work that were done without prior permits - PLNG-INSP
Elder Creek Cannabis Co2 System @ Existing BLDG 1 Revision #1
Revision to COM-2400544 (& COM-2004530) for removal of proposed 3rd Bulk CO2 Storage Tank on East side of property.
Elder Creek Cannabis Co2 System @ Existing BLDG 1 Revision #1
EPC - Revision to COM-2400544 (& COM-2004530) for removal of proposed 3rd Bulk CO2 Storage Tank on East side of property.
Cannabis: Elder Creek Cultivation - Existing BLGD 1 Remodel - Revision #5
EPC - EXPEDITED - Revision to COM-1916571 for Mechanical Plans
Elder Creek Cannabis - Added Equipment @ Existing BLDG 1
EPC - EXPEDITED - Additional scope of work for Equipment Yard and Equipment Additions to Existing Building 1 Existing Building Remodel permit is under COM-1916571 - related inspections could have been done under original permit
Cannabis: Elder Creek Cultivations - Existing BLDG 2 Cold Shell
EPC - Exterior remodel by replacing concrete footing and residing of building Exterior Walls. No Occupancy. Separated TI permit is required.
Elder Creek Cannabis Co2 System @ Existing BLDG 1 Replacement
EPC - Replacement permit of COM-2004530 for Co2 System. Plan review required under the current codes - PLNG-INSP
Elder Creek Cannabis - Racking at Existing BLDG 1
EPC - New Racking at Existing Building 1
Cannabis: Elder Creek Cultivations - MixLight BLDG 1 Revision #6
EPC - Revision to COM-1903646 for revised electrical panel and one light diagrams @ Mix Light BLDG 1
Elder Creek Cultivation - Greenhouse BLGD 3 - Revision #6
EPC - Revision to COM-1903693 for Panel Schedules and One line diagram
Elder Creek Cultivation - Greenhouse BLGD 2 - Revision #6
EPC - Revision to COM-1903690 for Panel Schedules and One line diagram
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
5.64 acres
Assessor's classification for assessment purposes. This is not zoning.
8280 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 064-0010-160-0000. 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.
| $15,000 |
| 0 vs 0 prior |
| Sierra Building A Low Voltage Integrator | Fire alarm / sprinkler | 1 on parcel1 in ½ mi | $4,055 | 0 vs 0 prior |
| Johnson Controls Fire Protection Merged: johnson controls fire protection · JOHNSON CONTROLS FIRE PROTECTION LP Recent nearby: 8141 Elder Creek Rd (Oct 11, 2024) | New garage / accessory structure | 3 in ½ mi | $271,036 | 0 vs 1 prior |
| Platinum Finishing Recent nearby: 8409 Rovana Cir (Jun 2, 2021) | Remodel / interior alteration | 3 in ½ mi | $130,000 | 0 vs 0 prior |
| Material Handling Recent nearby: 6488 Florin Perkins Rd (Aug 26, 2025) | Commercial tenant improvement | 2 in ½ mi | $54,400 | 6 vs 3 prior |
| Rcp Construction Recent nearby: 8430 Rovana Cir (Feb 20, 2026) | Commercial tenant improvement | 1 in ½ mi | $2,500,000 | 6 vs 8 prior−25% |
| Jackson Properties Recent nearby: 8210 Berry Ave (May 22, 2023) | Commercial tenant improvement | 1 in ½ mi | $2,400,000 | 12 vs 23 prior−48% |
| Kentucky Material Handling Recent nearby: 8205 Berry Ave (Mar 8, 2023) | Commercial tenant improvement | 1 in ½ mi | $1,813,722 | 0 vs 0 prior |
| 150 |
| 155d |
| 241d |
| 334d |
| 498d |
| 229d(vs 293d prior) |
| Accessory dwelling unit (new or conversion) | 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 improvementOn this parcel | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
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.
Elder Creek Cannabis - Kettle Heating System Addition's Revision
EPC - Revision to COM-2326184 for updated Electrical Panel Schedule for Bldg 1 Kettle Water Heaters.
NEW CONCRETE FOOTING AND SIDING
EPC - EXPEDITED - Replacement of Concrete Footing and Residing of building Exterior Walls. - PLNG-INSP
Elder Creek Cultivation - Fertigation Equipment BLDG
Replacement permit of COM-2006173 & COM-2108148 to complete Final Inspections for the fertigation equipment building Site work under COM-1802665 & Fertigation System under COM-1920047 - PLNG-INSP
Elder Creek Cannabis - Greenhouse BLDG 3 Security Entry Vestibules
Replacement permit of COM-2104670 to complete Final Inspection for Greenhouse BLDG 3 Vestibules. - PLNG-INSP
Elder Creek Cannabis - Kettle Heating System Addition
EPC - Additional scope to COM-2307128 for additional heaters @ Existing BLDG 1
Elder Creek Cultivation - Greenhouse BLGD 1 Security Entry Vestibules Replacement
EPC - Replacement permit of COM-2105444 for inspections. 75% of the original valuation was assessed. No additional Plan review is required
Elder Creek Cultivation - ERRCS
EPC - Emergency Responder Radio Communication System Installation for Natura Site
Elder Creek Cannabis - Electrical Revision to Mix Light BLDG 3
EPC - Revision to COM-1903693 for updated Electrical Plans reflecting As-Built conditions for Mix Light Bldg 3.
Elder Creek Cannabis - Electrical Revision to Mix Light BLDG 2
EPC - Revision to COM-1903690 for updated Electrical Plans reflecting As-Built conditions for Mix Light Bldg 2
Elder Creek Cannabis - Electrical Revision to Mix Light BLDG 1
EPC - Revision to COM-1903646 for updated Electrical Plans reflecting As-Built conditions for Mix Light Bldg 1
Elder Creek Cannabis - CO2 System Revision #2
EPC - REVISION TO COM-2004530. Coordinate BLDG 2 (currently under review COM-2112183) CO2 tie into existing underground distribution as well as rerouting existing CO2 lines in Mix Light 2. Includes revisions to CO2 equipment diagrams/specs included in issued COM-2004530 SUPP file.
Elder Creek Cultivation - Racking @ Existing BLDG 1
EPC - 1620 sq ft of Installation of Storage Racks and Shelving
Cannabis: 8280 Elder Creek Fertigation Equipment BLDG Addition
EXPEDITED - EPC - Addition to an existing fertigation equipment building for extra storage and automation control room at the existing mezzanine area. Existing Fertigation Equipment Building was under COM-2006173 - PLNG-INSP
Elder Creek Cultivation - Greenhouse BLDG 3 Security Entry Vestibules
EPC - Add additional 240 SF security entry vestibules to the new greenhouse BLDG 3 Replaced by COM-2401946
Cannabis: 8280 Elder Creek Fertigation Equipment BLDG Revision
Revision to COM-2006173 for plumbing changes
Elder Creek Cultivation - Fertigation Equipment BLDG
EPC - Construction of a 5,615 SF fertigation equipment building at the 8280 Elder Creek Cannabis Facility. Site work under COM-1802665 & Fertigation System under COM-1920047 - PLNG-INSP