Sacramento 95828 · Morrison Creek · APN 064-0020-115-0000 · City of Sacramento
Zoned M-2S in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $388,000 ($341,000–$435,000).
On-parcel permit history is indexed through Dec 16, 2025, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
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.
$388,000
Benchmark range: $341,000 – $435,000
Commercial tenant improvement (COM-2312847): Issued after 11 mo (5.4× 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)
Closest lead: Mark III Estimate (0.48 mi NE, 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 (~$406/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: 2 commercial or mixed-use projects.
2 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.
80 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 8 yr (since Nov 20, 2018), with no new permit record in 8 yr. · $3,472,204 declared valuation
Nearby commercial tenant improvement (8535 Morrison Creek Dr): Status changed from Applied to Plan Check Wait
Record COM-2620610 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (8565 Elder Creek Rd): Status changed from Issued to Finaled
Record COM-2525358 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby sign (8451 Rovana Cir): Status changed from Plan Check Wait to Issued
Record SIG-2618188 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby sign (8451 Rovana Cir): Issued date changed from (blank) to 2026-10-21
Record SIG-2618188 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby sign (8451 Rovana Cir): Declared valuation changed from 3500 to 5200
Record SIG-2618188 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (8583 Elder Creek Rd 400): First appeared in published agency feed
Record COM-2621939 · 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 commercial tenant improvement (8451 Rovana Cir): Status changed from Issued to Safe to Stock
Record COM-2615096 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (8671 Elder Creek Rd 100): Status changed from Verify Wait to Issued
Record COM-2614124 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (8671 Elder Creek Rd 100): Issued date changed from (blank) to 2026-10-23
Record COM-2614124 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (8583 Elder Creek Rd): Status changed from Plan Check Wait to Plan Check Target
Record COM-2614249 · 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)
8610 Elder Creek Rd · $2,339,123 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
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)
Commercial tenant improvement permit issued (COM-2525769)
Cannabis Remodel #200
Permit to complete work commenced under expired permit COM-2312847 EPC - CANNABIS REMODEL OF SUITE 200 1 ) REPLACEMENT OF EXISTING EXTRACTION EQUIPMENT WITH UPDATED EQUIPMENT / PROCESS WITHIN THE EXISTING THE EXISTING EXTRACTION BOOTH 2) CONVERSION OF THREE EXISTING STORAGE ROOMS OF 565 SF TO A GRIND ROOM, DISTILLATION ROOM, AND EDIBLE ROOM 3) GRIND ROOM R1011 TO BE USED TO GRIND CANNABIS WITH NEW GRINDER WITH NEW ELECTRICAL 4) DISTILLATION ROOM R1007: INSTALL NEW VTA DISTILLATION MACHINE WITH NEW ELECTRICAL 5) EDIBLE ROOM R1008: INSTALL NEW ELECTRICAL, TABLES, AND COOKING EQUIPMENT. NOTE: COOKING EQUIPMENT TO BE USED IS HOT PLATES TO CREATE EDIBLES 6) INSTALLATION OF NEW CARTRIDGE FILLING / PACKAGING STATION 7) INSTALLATION OF NEW 5'-8" BIOMASS STORAGE RACKS 8) NO CHANGE TO FIRE SPRINKLER PIPING OR HEADS. AS-BUILT SHOWN FOR REFERENCE 9) REUSE OF EXISTING MECHANICAL SYSTEMS INCLUDING PACKAGED a ROOFTOP UNITS, EXHAUST SYSTEMS, AND ALL ASSOCIATED DUCTWORK, DAMPERS, AND GRILLES 10) REPLACEMENT OF EXISTING 2 COMPARTMENT SINK WITH NEW 3 COMPARTMENT SINK, REUSE OF ALL EXISTING PLUMBING FIXTURES AND ALL ASSOCIATED PIPING ELECTRICAL SCOPE OF WORK 1 ) INSTALLATION OF NEW PANELS 2) INSTALLATION OF NEW POWER SYSTEMS FOR NEW EQUIPMENT 3) INSTALLATION OF NEW EQUIPMENT IN C1D2 ZONE (SEE EQUIPMENT SCHEDULE) - PLNG-INSP · Declared valuation: $200,000 · Contractor: Dynamic Trades Inc
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 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).
Issued after 11 mo (5.4× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
Pending in review for 8 yr (71.5× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Pending in review for 8.7 yr (77.7× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Issued after 5 mo (2.2× the 63d median) — above the 75th percentile for commercial tenant improvement permits in City of Sacramento (median 63d, 75th pct 119d, n=2,366).
High-impact scale ($857,189 declared valuation across 3 permits).
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 |
|---|---|---|---|---|
| Dynamic Trades | Commercial tenant improvement | 3 on parcel11 in ½ mi | $4,751,919 | 1 vs 4 prior |
| Icon General Contractors | Commercial tenant improvement | 1 on parcel2 in ½ mi | $106,016 | 39 vs 62 prior−37% |
| Sacramento Control | Fire alarm / sprinkler | 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) |
| Accessory dwelling unit (new or conversion) |
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 ($3,900/yr) + local voter-approved bond debt ($546/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.
−$11,036/yr
Cash needed: $85,800
NOI: $12,629/yr
P&I: $1,972/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 | −$1,161/mo | -16.2% | $3,553/mo | −$1,124/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,100/mo | −$920/mo | -12.9% | $3,288/mo | −$763/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 | −$781/mo | -10.9% | $3,212/mo | −$489/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 ↗
Cannabis Remodel #200
Permit to complete work commenced under expired permit COM-2312847 EPC - CANNABIS REMODEL OF SUITE 200 1 ) REPLACEMENT OF EXISTING EXTRACTION EQUIPMENT WITH UPDATED EQUIPMENT / PROCESS WITHIN THE EXISTING THE EXISTING EXTRACTION BOOTH 2) CONVERSION OF THREE EXISTING STORAGE ROOMS OF 565 SF TO A GRIND ROOM, DISTILLATION ROOM, AND EDIBLE ROOM 3) GRIND ROOM R1011 TO BE USED TO GRIND CANNABIS WITH NEW GRINDER WITH NEW ELECTRICAL 4) DISTILLATION ROOM R1007: INSTALL NEW VTA DISTILLATION MACHINE WITH NEW ELECTRICAL 5) EDIBLE ROOM R1008: INSTALL NEW ELECTRICAL, TABLES, AND COOKING EQUIPMENT. NOTE: COOKING EQUIPMENT TO BE USED IS HOT PLATES TO CREATE EDIBLES 6) INSTALLATION OF NEW CARTRIDGE FILLING / PACKAGING STATION 7) INSTALLATION OF NEW 5'-8" BIOMASS STORAGE RACKS 8) NO CHANGE TO FIRE SPRINKLER PIPING OR HEADS. AS-BUILT SHOWN FOR REFERENCE 9) REUSE OF EXISTING MECHANICAL SYSTEMS INCLUDING PACKAGED a ROOFTOP UNITS, EXHAUST SYSTEMS, AND ALL ASSOCIATED DUCTWORK, DAMPERS, AND GRILLES 10) REPLACEMENT OF EXISTING 2 COMPARTMENT SINK WITH NEW 3 COMPARTMENT SINK, REUSE OF ALL EXISTING PLUMBING FIXTURES AND ALL ASSOCIATED PIPING ELECTRICAL SCOPE OF WORK 1 ) INSTALLATION OF NEW PANELS 2) INSTALLATION OF NEW POWER SYSTEMS FOR NEW EQUIPMENT 3) INSTALLATION OF NEW EQUIPMENT IN C1D2 ZONE (SEE EQUIPMENT SCHEDULE) - PLNG-INSP
remodel
EPC - (E) OFFICE 1360 sq ft TO BE CONVERTED TO COMMERCIAL KITCHEN. FREEZE DRYING ALREADY MANUFACTURED CANDY & PACKAGING. NO COOKING, NO PRODUCTION, NO GAS APPLIANCES, NO HOOD PROPOSED. (N) 3 COMP SINK, 1 COMP SINK, MOP SINK, HAND SINK, FLOOR SINK, FLOOR DRAIN, WATER HEATER.
Cannabis Remodel #200
EPC - CANNABIS REMODEL OF SUITE 200 1 ) REPLACEMENT OF EXISTING EXTRACTION EQUIPMENT WITH UPDATED EQUIPMENT / PROCESS WITHIN THE EXISTING THE EXISTING EXTRACTION BOOTH 2) CONVERSION OF THREE EXISTING STORAGE ROOMS OF 565 SF TO A GRIND ROOM, DISTILLATION ROOM, AND EDIBLE ROOM 3) GRIND ROOM R1011 TO BE USED TO GRIND CANNABIS WITH NEW GRINDER WITH NEW ELECTRICAL 4) DISTILLATION ROOM R1007: INSTALL NEW VTA DISTILLATION MACHINE WITH NEW ELECTRICAL 5) EDIBLE ROOM R1008: INSTALL NEW ELECTRICAL, TABLES, AND COOKING EQUIPMENT. NOTE: COOKING EQUIPMENT TO BE USED IS HOT PLATES TO CREATE EDIBLES 6) INSTALLATION OF NEW CARTRIDGE FILLING / PACKAGING STATION 7) INSTALLATION OF NEW 5'-8" BIOMASS STORAGE RACKS 8) NO CHANGE TO FIRE SPRINKLER PIPING OR HEADS. AS-BUILT SHOWN FOR REFERENCE 9) REUSE OF EXISTING MECHANICAL SYSTEMS INCLUDING PACKAGED a ROOFTOP UNITS, EXHAUST SYSTEMS, AND ALL ASSOCIATED DUCTWORK, DAMPERS, AND GRILLES 10) REPLACEMENT OF EXISTING 2 COMPARTMENT SINK WITH NEW 3 COMPARTMENT SINK, REUSE OF ALL EXISTING PLUMBING FIXTURES AND ALL ASSOCIATED PIPING ELECTRICAL SCOPE OF WORK 1 ) INSTALLATION OF NEW PANELS 2) INSTALLATION OF NEW POWER SYSTEMS FOR NEW EQUIPMENT 3) INSTALLATION OF NEW EQUIPMENT IN C1D2 ZONE (SEE EQUIPMENT SCHEDULE) - PLNG-INSP
8500 Morrison Creek Dr - Fire Alarm
Install New Radio Communicator to existing Fire Alarm System
REVISION TO COM-1803800 -FIRE TECH REPORT
EPC Submittal - Revision to Issued Permit COM-1803800 - Fire Department requesting this technical report to be added as a revision.
EPC Submittal - Deferred/Revision to Issued Permit COM-1803800 - Fire Department requesting this technical report to be added as a revision.
CANNABIS MANUFACTURING
EPC Submittal - Remodel of Commercial Building - convert the 6093 sq ft warehouse to cannabis manufacturing, Remodel existing 763 sq ft office space, convert 5330 sq ft of warehouse to cannabis manufacturing, remodel to include electrical, mechanical, plumbing, fire and installation of equipment - PLNG-INSP (Revision COM-1821368 contains Fire Department Requested Technical Report)
EPC Submittal - Remodel of Commercial Building - REMODEL AN EXISTING OFFICE AND MANUFACTURING BUILDING FOR A NEW COMMERCIAL CANNABIS EXTRACTION FACILITY. WORK INCLUDES DEMOLITION, MASONRY FRAMING, PLUMBING, MECHANICAL, ELECTRICAL, FINISH CARPENTRY, ROOF REPAIR, WINDOWS, DOORS AND CASEWORK AND EQUIPMENT.
OK/B property, CONVERT WAREHOUSE SPACE TO OFFICE
CONVERT 850SF OF WAREHOUSE SPACE TO 790SF OF OFFICE SPACE AND TWO RESTROOMS, including power, lighting, plumbing and hvac. REMOVE AND REPLACEMENT of ramps, landings and walkway to comply with ADA requirements. Addition of an 10x10 asphalt ramp in front of roll up door.
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
0.78 acres
Assessor's classification for assessment purposes. This is not zoning.
8500 MORRISON CREEK DR; 8500 MORRISON CREEK DR STE 100 STE 100; 8500 MORRISON CREEK DR STE 200 STE 200
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 064-0020-115-0000. 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.
| $600 |
| 0 vs 2 prior |
| S And S Construction Merged: S & S Construction · S & S CONSTRUCTION Recent nearby: 8540 Morrison Creek Dr (May 22, 2025) | Commercial tenant improvement | 9 in ½ mi | $3,572,235 | 0 vs 3 prior |
| Mark Iii Construction Recent nearby: 6380 Sky Creek Dr (May 23, 2023) | Remodel / interior alteration | 7 in ½ mi | $8,728,489 | 2 vs 4 prior |
| Amazza Construction Recent nearby: 8610 Elder Creek Rd (May 8, 2018) | Commercial tenant improvement | 5 in ½ mi | $94,700 | 1 vs 0 prior |
| Platinum Finishing Recent nearby: 8409 Rovana Cir (Jun 2, 2021) | Remodel / interior alteration | 4 in ½ mi | $195,000 | 0 vs 0 prior |
| Sierra Elite Construction Recent nearby: 8671 Elder Creek Rd (Feb 28, 2020) | Commercial tenant improvement | 3 in ½ mi | $780,700 | 0 vs 0 prior |
| Material Handling Recent nearby: 6488 Florin Perkins Rd (Aug 26, 2025) | Commercial tenant improvement | 3 in ½ mi | $63,400 | 6 vs 3 prior |
| Rc Pacific Construction Recent nearby: 8372 Rovana Cir (Nov 18, 2020) | Addition (adds square footage) | 2 in ½ mi | $1,101,199 | 2 vs 2 prior |
| 1,693 |
| 57d |
| 97d |
| 172d |
| 284d |
| 97d(vs 103d prior) |
| Addition (adds square footage) | 1,948 | 6d | 42d | 83d | 162d | 49d(vs 43d prior) |
| Remodel / interior alteration | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvementOn this parcel | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| Fire alarm / sprinklerOn this parcel | 2,312 | 8d | 14d | 29d | 71d | 13d(vs 15d 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.