8880 Elder Creek Rd
Sacramento 95828 · Morrison Creek · City of Sacramento · Coordinates: 38.50978, -121.37304
Executive Verdict · Public-Records Synthesis
Zoned M-1S-R in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $580,000 ($510,000–$650,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$191,552 contributory est.)
Public building records show issued construction/renovation work on this parcel (31 total permits, latest Jul 1, 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
Addition (adds square footage) (COM-2216840): Issued after 11 mo (7.9× the 42d median) — slower than 90% of addition (adds square footage) permits in City of Sacramento (median 42d, 90th pct 162d, n=1,948).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: HP Communication (0.17 mi W, in review). 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 (~$7,062/yr at $580,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$589/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:
- 87,556 sq ft (2.01 ac)
- Assessor use:
- Industrial · Light · Incubator
- Tax rate area:
- 03432
- Addresses on lot:
- 8880 ELDER CREEK RD; 8880 ELDER CREEK RD STE 100 STE 100; 8880 ELDER CREEK RD STE 105 STE 105
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 06067C0215H, 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: $510,000 – $650,000 · 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
- HP Communication (In review)0.17 mi W
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).
- New commercial building at 0 Unknown (Fee estimate)0.4 mi NW
In "Fee estimate" for 8.3 yr (since Aug 6, 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 ($7,852,109 declared valuation across 1 permit).
- Addition (adds square footage) (COM-2216840) (Expired Permit)On this parcel
Issued after 11 mo (7.9× the 42d median) — slower than 90% of addition (adds square footage) permits in City of Sacramento (median 42d, 90th pct 162d, n=1,948).
- Commercial tenant improvement (COM-2112677) (Certificate of Occupancy)On this parcel
Issued after 7 mo (3.5× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
Entity-resolved builders & contractors in ½ mile: Jd Rodli Construction (2 on parcel, 4 in ½ mi · Commercial tenant improvement); Blakemore Construction (2 on parcel, 2 in ½ mi · Commercial tenant improvement); Andrade Electric (1 on parcel, 2 in ½ mi · Remodel / interior alteration); Foothill Fire And Wire (2 on parcel, 2 in ½ mi · Fire alarm / sprinkler); Titus Builders (1 on parcel, 1 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (31 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2613428 | Commercial tenant improvement | Certificate of Occupancy | Iss. Jul 1, 2026 | $5,250 | Permit to complete work commenced under expired permit COM-1823738: Suite 185 (Site/Parking Accessibility plans are appr… |
| COM-2401654 | Electrical / panel | Finaled | Iss. Jan 23, 2024 | $2,200 | Electrical Permit: Main breaker and switch gear for Suite 115, main breaker replacement only. No change in configuration… |
| COM-2216840 | Addition (adds square footage) | Expired Permit | Iss. Jul 7, 2023 | $901,772 | EPC - SCOPE OF WORK INCLUDES THE REMODEL OF AN EXISTING 13,066 SQUARE FOOT TWO STORY TENANT SPACE SUITE 110 LOCATED AT 8… |
| COM-2307515 | Plan revision / deferred submittal | Withdrawn | App. Apr 17, 2023 | — | EPC - Approved plans showed new detectable pads installed at primary entry door, but there were existing detectable pads… |