8280 Elder Creek Rd
Sacramento 95828 · Morrison Creek · City of Sacramento · Coordinates: 38.51002, -121.40076
Executive Verdict · Public-Records Synthesis
Zoned M-2S in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $509,000 ($448,000–$570,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$160,300 contributory est.)
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)
- ✓ 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
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)
- ! 1 slow or stalled nearby project within ½ mile
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)
- ! Year 1 Prop 13 tax reset (~$6,253/yr at $509,000)
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
Parcel & Assessor
- Lot size:
- 245,678 sq ft (5.64 ac)
- Assessor use:
- Industrial · Light · Other
- Tax rate area:
- 03430
- Addresses on lot:
- 8280 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: $448,000 – $570,000 · 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
- 7-Eleven on Elder Creek Rd (Fee estimate)0.41 mi W
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).
- HVAC / heat pump (COM-2520540) (Finaled)On this parcel
Issued after 2 mo — slower than 90% of hvac / heat pump permits in City of Sacramento (median 0d, 90th pct 2d, n=19,324).
- Other (COM-2402098) (Finaled)On this parcel
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).
- Remodel / interior alteration (COM-2326281) (Finaled)On this parcel
Issued after 7 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Entity-resolved builders & contractors in ½ mile: Nutech Alternative Energy (21 on parcel, 42 in ½ mi · Commercial tenant improvement); Accurate Corporate Images (1 on parcel, 2 in ½ mi · Commercial tenant improvement); Casey Clarke (1 on parcel, 1 in ½ mi · HVAC / heat pump); Sierra Building A Low Voltage Integrator (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler); Johnson Controls Fire Protection (3 in ½ mi · New garage / accessory structure).
Permit & Project History on This Parcel (30 permits, 2 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2520540 | HVAC / heat pump | Finaled | Iss. Nov 25, 2025 | $15,000 | EPC - Install HVAC Equipment privacy screening at Bldg 1. Cannabis site route to Planning. - PLNG-INSP |
| COM-2423108 | Commercial tenant improvement | Finaled | Iss. Jan 22, 2025 | $15,000 | EPC - Create additional storage room on second floor of Fertigation Building & field changes. |
| COM-2501334 | Plan revision / deferred submittal | Complete | App. Jan 21, 2025 | — | EPC - As-Built Revision to existing permit COM-2400544 for CO2 Supply and Detection System. |