Elder Creek Rd
Sacramento 95828 · Morrison Creek · City of Sacramento · Coordinates: 38.50981, -121.37618
Executive Verdict · Public-Records Synthesis
Zoned M-1S-R in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $122,000 ($107,000–$137,000).
Upsides & Opportunities
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Feb 20, 2026, 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: 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
HP Communication: 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).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: New commercial building at 0 Unknown (0.34 mi N, 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 (~$1,841/yr at $122,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$153/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:
- 162,914 sq ft (3.74 ac)
- Assessor use:
- Vacant · Site (2-5ac)
- Tax rate area:
- 03432
- Addresses on lot:
- 8810 ELDER CREEK RD; 8820 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: $107,000 – $137,000 · 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)On this parcel
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)0.34 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).
- Electrical / panel (COM-2520689) (Issued)On this parcel
Issued after 5 mo — slower than 90% of electrical / panel permits in City of Sacramento (median 0d, 90th pct 5d, n=11,023).
- New commercial / non-residential building (COM-2517002) (Applied)On this parcel
Pending in review for 15 mo (1.9× the 241d median) — above the 75th percentile for new commercial / non-residential building permits in City of Sacramento (median 241d, 75th pct 334d, n=150).
Entity-resolved builders & contractors in ½ mile: Hp Communications (2 on parcel, 3 in ½ mi · New commercial / non-residential building); Buzz Oates Construction (8 in ½ mi · Commercial tenant improvement); Sisler And Sisler Construction (6 in ½ mi · Commercial tenant improvement); Amazza Construction (5 in ½ mi · Commercial tenant improvement); Jd Rodli Construction (4 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (4 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2520689 | Electrical / panel | Issued | Iss. Feb 20, 2026 | $10,000 | EPC - add 200 AMP panel. This project is related to COM-2517001. |
| COM-2517002 | New commercial / non-residential building | Applied | App. Aug 12, 2025 | $900,000 | SHARED PLANS - EPC - New Pre-Manufactured office building (9,965 sf) for a fiber optic installation company, a new wareh… |
| COM-2517001 | New commercial / non-residential building | Plan Check Wait | App. Aug 12, 2025 | $3,897,686 | SHARED PLANS - EPC - New Pre-Manufactured office building (9,965 sf) for a fiber optic installation company, a new wareh… |
| COM-2126698 | New commercial / non-residential building | Expired Application |