8642 Elder Creek Rd
Sacramento 95828 · Morrison Creek · City of Sacramento · Coordinates: 38.50858, -121.38250
Executive Verdict · Public-Records Synthesis
Zoned M-1S-R in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $374,000 ($329,000–$419,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$25,410 contributory est.)
Public building records show issued construction/renovation work on this parcel (17 total permits, latest Sep 8, 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)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: minimal flood hazard)
all of the lot of the parcel intersects Zone X: minimal flood hazard. 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
Commercial tenant improvement (COM-2520105): Issued after 7 mo (3.2× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: Mark III Estimate (0.27 mi NW, 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 (~$4,714/yr at $374,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$393/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:
- 829,382 sq ft (19.04 ac)
- Assessor use:
- Industrial · Heavy · Processing
- Tax rate area:
- 03432
- Addresses on lot:
- 8642 ELDER CREEK RD
Zoning & Land Use
M-1S-R — Light 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-1 (industrial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned M-1 (industrial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned M-1 (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: minimal flood hazard (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: $329,000 – $419,000 · 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)0.27 mi NW
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).
- HP Communication (In review)0.36 mi E
In "In review" for 4.9 yr (since Dec 20, 2021), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($900,000 declared valuation across 5 permits).
- Commercial tenant improvement (COM-2520105) (Issued)On this parcel
Issued after 7 mo (3.2× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
- Other (COM-2301963) (Finaled)On this parcel
Issued after 23 mo (21.2× the 33d median) — slower than 90% of other permits in City of Sacramento (median 33d, 90th pct 196d, n=837).
Entity-resolved builders & contractors in ½ mile: Enviro Services And Constructors (2 on parcel, 2 in ½ mi · Commercial tenant improvement); Rex Moore Group (1 on parcel, 2 in ½ mi · Fire alarm / sprinkler); Diede Construction (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Faith Technologies (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Nicosia Consulting International (1 on parcel, 1 in ½ mi · Other).
Permit & Project History on This Parcel (17 permits, 1 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2619798 | Plan revision / deferred submittal | Complete | App. Sep 8, 2026 | — | REVISION TO COM-2520105. REVISING LOCATION OF ACCESSIBLE PARKING STALL AND PATH OF TRAVEL DUE TO DRAINAGE CONFLICT. |
| COM-2520105 | Commercial tenant improvement | Issued | Iss. Apr 15, 2026 | $1,900,000 | Scope of work includes repair of elevated reinforced concrete slab on grade at (E) Tipping bldg. floor. Accessibility up… |
| COM-2517477 | Commercial tenant improvement | Finaled | Iss. Oct 15, 2025 | $1,487,500 | EPC - The installation of (5) EV chargers and (17) future charging ready stations and (1) new 4000amp service to support… |
| COM-2301963 |