Sacramento 95829 · Morrison Creek · APN 064-0033-029-0000 · City of Sacramento
Zoned M-1S-R in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $494,000 ($435,000–$553,000).
On-parcel permit history is indexed through May 10, 2024, 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: 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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$494,000
Benchmark range: $435,000 – $553,000
Sign (SIG-2402065): Issued after 3 mo (5.4× the 19d median) — slower than 90% of sign permits in City of Sacramento (median 19d, 90th pct 76d, n=1,075).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: HP Communication (0.29 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)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$507/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.
46 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-1 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 8.3 yr (since Aug 6, 2018), with no new permit record in 8.3 yr. · $7,852,109 declared valuation
In "In review" for 4.9 yr (since Dec 20, 2021), with no new permit record in 15 mo. · $900,000 declared valuation
In "Applied" for 9 mo (since Feb 24, 2026), with no new permit record in 9 mo. · $30,000 declared valuation
Record COM-2603640 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record COM-2603640 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (6490 Asher Ln): Status changed from Plan Check Target to Issued
Record COM-2610218 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (6490 Asher Ln): Issued date changed from (blank) to 2026-10-15
Record COM-2610218 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (6490 Asher Ln): Description text was updated
Record COM-2610218 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby other (6050 88th St): Status changed from Verify to Issued
Record COM-2619089 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby other (6050 88th St): Issued date changed from (blank) to 2026-10-05
Record COM-2619089 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (8836 Elder Creek Rd B): Status changed from Plan Check Wait to Plan Check Target
Record COM-2617939 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (8836 Elder Creek Rd B): Parcel number changed from 06400200810006 to 06400200810005
Record COM-2617939 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby fire alarm / sprinkler (6300 S Watt Ave): Status changed from Plan Check Wait to Issued
Record COM-2620277 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby fire alarm / sprinkler (6300 S Watt Ave): Issued date changed from (blank) to 2026-10-23
Record COM-2620277 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby fire alarm / sprinkler (6300 S Watt Ave): Project name changed from fire equipment to Fire Equipment
Record COM-2620277 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record COM-2603639 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record COM-2603639 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record COM-2603641 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
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 "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).
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).
Issued after 3 mo (5.4× the 19d median) — slower than 90% of sign permits in City of Sacramento (median 19d, 90th pct 76d, n=1,075).
issued_date changed to "2026-10-02" in snapshot Nov 1, 2026.
High-impact scale ($1,198,480 declared valuation across 9 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 |
|---|---|---|---|---|
| Promotion Plus Sign | Sign | 3 on parcel3 in ½ mi | $26,250 | 0 vs 0 prior |
| Calcraft | Sign | 1 on parcel1 in ½ mi | $65,000 | 0 vs 0 prior |
| Sign Development | Sign | 1 on parcel1 in ½ mi | $18,000 | 0 vs 0 prior |
| 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 95829
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 ($4,950/yr) + local voter-approved bond debt ($693/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.
−$12,799/yr
Cash needed: $108,900
NOI: $17,237/yr
P&I: $2,503/mo
For $0/mo net cash flow
At $2,725/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 | $2,507/mo | −$1,380/mo | -15.2% | $4,433/mo | −$1,325/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,725/mo | −$1,067/mo | -11.8% | $4,103/mo | −$858/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,889/mo | −$886/mo | -9.8% | $4,008/mo | −$502/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 ↗
8908 ELDER CREEK RD - 11 SIGNS
Removal of (2) Existing Monument Signs and (3) Existing Canopy Signs. All other Existing signs on site to remain. Installation of Chevron blue & white ACM fascia system w/ LED downlighter on (5) sides of existing canopy and install new internally LED illiminated signs : (2) New Monument Signs, (2) Canopy Chevron Word Marks and (One) Canopy Hallmark Logo.
8908 ELDER CREEK RD - REPLACE/REFACE SIGNS (H&S POWER MARKET)
PERMIT TO COMPLETE WORK ON EXPIRED PERMIT SIG-2219661 AND 2312669. REMOVE AND REPLACE 3 CANOPY LOGOS. REFACE MONUMENT SIGN. CARD WASH SIGN VINYL (2), 3 WALL SIGNS.
8908 ELDER CREEK RD - REPLACE/REFACE SIGNS (H&S POWER MARKET)
PERMIT TO COMPLETE WORK ON EXPIRED PERMIT SIG-2219661. REMOVE AND REPLACE 3 CANOPY LOGOS. REFACE MONUMENT SIGN. CARD WASH SIGN VINYL (2), 3 WALL SIGNS.
8908 ELDER CREEK RD - REPLACE/REFACE SIGNS (H&S POWER MARKET)
REMOVE AND REPLACE 3 CANOPY LOGOS. REFACE MONUMENT SIGN. CARD WASH SIGN VINYL (2), 3 WALL SIGNS.
sinclair reface
convert 2 existing detached monument signs to led (NO CHANGE IN SQUARE FOOTAGE) ADD 3 ATTACHED ILUMINATED SIGNS TO CANAOPY 18.2 SQ FT SINCLAIR , 18.2 SQ FT SINCLAIR AND 10.5 LOGO. ADDITIONAL SIGN UPDATES TO PUMPS AND PUMP AREAS.
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
1.32 acres
Assessor's classification for assessment purposes. This is not zoning.
8908 ELDER CREEK RD
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 064-0033-029-0000. 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.
| Buzz Oates Construction Recent nearby: 8770 Elder Creek Rd (Oct 2, 2026) | Commercial tenant improvement | 8 in ½ mi | $14,307,793 | 9 vs 5 prior |
| Dynamic Trades Merged: Dynamic Trades Inc · DYNAMIC TRADES INC Recent nearby: 4 Wayne Ct 1 (Mar 16, 2021) | New commercial / non-residential building | 4 in ½ mi | $10,586,000 | 1 vs 4 prior |
| Jd Rodli Construction Recent nearby: 8880 Elder Creek Rd 110 (Jul 7, 2023) | Commercial tenant improvement | 4 in ½ mi | $1,751,772 | 0 vs 6 prior |
| Jag Construction Recent nearby: 6050 88th St (May 26, 2022) | New garage / accessory structure | 3 in ½ mi | $1,271,584 | 0 vs 0 prior |
| Jp Construction Recent nearby: 6230 88th St (Mar 28, 2024) | Addition (adds square footage) | 3 in ½ mi | $749,967 | 1 vs 4 prior |
| Duy Electric Recent nearby: 8838 Elder Creek Rd C (Jul 20, 2026) | Addition (adds square footage) | 3 in ½ mi | $432,046 | 1 vs 2 prior |
| Quality Telecom Consultants Recent nearby: 8864 Elder Creek Rd (Jul 6, 2026) | Remodel / interior alteration | 3 in ½ mi | $75,000 | 3 vs 9 prior−67% |
| 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 improvement | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| SignOn this parcel | 1,075 | 9d | 19d | 42d | 76d | 19d(vs 20d 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.