8838 Elder Creek Rd
Sacramento 95828 · Morrison Creek · City of Sacramento · Coordinates: 38.50925, -121.37533
Executive Verdict · Public-Records Synthesis
Zoned M-1S-R in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $540,000 ($475,000–$605,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$191,552 contributory est.)
Public building records show issued construction/renovation work on this parcel (8 total permits, latest Jul 20, 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-2525322): Issued after 7 mo (3.6× 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: HP Communication (330 ft NW, 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 (~$6,606/yr at $540,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$551/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:
- —
- Assessor use:
- Industrial · Warehouse · Storage
- Tax rate area:
- 03432
- Addresses on lot:
- 8838 ELDER CREEK RD; 8838 ELDER CREEK RD # A # A; 8838 ELDER CREEK RD # B # B
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: $475,000 – $605,000 · 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)330 ft NW
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)0.39 mi N
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).
- Commercial tenant improvement (COM-2525322) (Issued)On this parcel
Issued after 7 mo (3.6× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
- Remodel / interior alteration (COM-2319944) (Finaled)On this parcel
Issued after 2 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: Sun Valley Construction (3 on parcel, 3 in ½ mi · Plan revision / deferred submittal); Duy Electric (3 on parcel, 3 in ½ mi · Addition (adds square footage)); Buzz Oates Construction (8 in ½ mi · Commercial tenant improvement); Sisler And Sisler Construction (6 in ½ mi · Commercial tenant improvement); Jd Rodli Construction (4 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (8 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2525322 | Commercial tenant improvement | Issued | Iss. Jul 20, 2026 | $226,980 | EPC - "VACANT SPACE IN BUILDING "C", ROOM "C" WILL BE VACATED, AND A NEW GROW ROOM FACILITY WILL BE INSTALLED IN THE 3,4… |
| COM-2324726 | Plan revision / deferred submittal | Complete | App. Nov 20, 2023 | — | EPC - REVISION TO COM-2300136: Remove Flower #3 from previous approved building plans due to power shortage |
| COM-2319944 | Remodel / interior alteration | Finaled | Iss. Nov 14, 2023 | $70,000 | EPC - Power upgrade to an existing industrial building. Installation of new panels, transformers, new service, new powe… |
| COM-2300136 | Addition (adds square footage) | Certificate of Occupancy | Iss. Jan 10, 2023 | $135,066 | PERMIT TO COMPLETE EXPIRED COM-1813509 / CHANGE OF PERMIT HOLDER convert existing 13200 sq ft warehouse/office space to… |