8500 Morrison Creek Dr
Sacramento 95828 · Morrison Creek · City of Sacramento · Coordinates: 38.50581, -121.38985
Executive Verdict · Public-Records Synthesis
Zoned M-2S in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $388,000 ($341,000–$435,000).
Upsides & Opportunities
- ✓ 9 documented municipal building permits on file
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)
- ✓ 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
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)
- ! 1 slow or stalled nearby project within ½ mile
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)
- ! Year 1 Prop 13 tax reset (~$4,873/yr at $388,000)
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
Parcel & Assessor
- Lot size:
- 33,976 sq ft (0.78 ac)
- Assessor use:
- Industrial · Light · Distribution
- Tax rate area:
- 03274
- Addresses on lot:
- 8500 MORRISON CREEK DR; 8500 MORRISON CREEK DR STE 100 STE 100; 8500 MORRISON CREEK DR STE 200 STE 200
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: $341,000 – $435,000 · 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)0.48 mi NE
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).
- Commercial tenant improvement (COM-2312847) (Expired Permit)On this parcel
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).
- Plan revision / deferred submittal (SUB-1821336) (Abandoned)On this parcel
Pending in review for 8 yr (71.6× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
- Plan revision / deferred submittal (SUB-1803420) (Abandoned)On this parcel
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).
Entity-resolved builders & contractors in ½ mile: Dynamic Trades (3 on parcel, 11 in ½ mi · Commercial tenant improvement); Icon General Contractors (1 on parcel, 2 in ½ mi · Commercial tenant improvement); Sacramento Control (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler); S And S Construction (9 in ½ mi · Commercial tenant improvement); Mark Iii Construction (7 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (9 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2525769 | Commercial tenant improvement | Issued | Iss. Dec 16, 2025 | $200,000 | Permit to complete work commenced under expired permit COM-2312847 EPC - CANNABIS REMODEL OF SUITE 200 1 ) REPLACE… |
| COM-2421393 | Commercial tenant improvement | Expired Application | App. Sep 30, 2024 | $10,000 | EPC - (E) OFFICE 1360 sq ft TO BE CONVERTED TO COMMERCIAL KITCHEN. FREEZE DRYING ALREADY MANUFACTURED CANDY & PACKAGING… |
| COM-2312847 | Commercial tenant improvement | Expired Permit | Iss. May 29, 2024 | $200,000 | EPC - CANNABIS REMODEL OF SUITE 200 1 ) REPLACEMENT OF EXISTING EXTRACTION EQUIPMENT WITH UPDATED EQUIPMENT / PROCE… |
| COM-1919115 | Fire alarm / sprinkler | Finaled | Iss. Oct 4, 2019 | $600 | Install New Radio Communicator to existing Fire Alarm System |