8908 Elder Creek Rd
Sacramento 95829 · Morrison Creek · City of Sacramento · Coordinates: 38.51012, -121.37085
Executive Verdict · Public-Records Synthesis
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).
Upsides & Opportunities
- ✓ 5 documented municipal building permits on file
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)
- ✓ 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
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)
- ! 2 slow or stalled nearby projects within ½ mile
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)
- ! Year 1 Prop 13 tax reset (~$6,082/yr at $494,000)
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
Parcel & Assessor
- Lot size:
- 57,499 sq ft (1.32 ac)
- Assessor use:
- Retail / Commercial · Vehicle Oriented · Service Station
- Tax rate area:
- 03433
- Addresses on lot:
- 8908 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 06067C0215H, 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: $435,000 – $553,000 · Status: Off market
HUD Small Area FMR (ZIP 95829) · FY 2026
Studio $2,110 · 1BR $2,210 · 2BR $2,720 · 3BR $3,620 · 4BR $4,170
Developments Deserving Closer Investigation & Active Area Builders
- HP Communication (In review)0.29 mi W
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)0.45 mi NW
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).
- Sign (SIG-2402065) (Finaled)On this parcel
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).
- Cold Shell Buildings (Applied)0.42 mi W
issued_date changed to "2026-10-02" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Promotion Plus Sign (3 on parcel, 3 in ½ mi · Sign); Calcraft (1 on parcel, 1 in ½ mi · Sign); Sign Development (1 on parcel, 1 in ½ mi · Sign); Buzz Oates Construction (8 in ½ mi · Commercial tenant improvement); Dynamic Trades (4 in ½ mi · New commercial / non-residential building).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| SIG-2402065 | Sign | Finaled | Iss. May 10, 2024 | $65,000 | Removal of (2) Existing Monument Signs and (3) Existing Canopy Signs. All other Existing signs on site to remain. Inst… |
| SIG-2401904 | Sign | Expired Permit | Iss. Jan 25, 2024 | $8,750 | PERMIT TO COMPLETE WORK ON EXPIRED PERMIT SIG-2219661 AND 2312669. REMOVE AND REPLACE 3 CANOPY LOGOS. REFACE MONUMENT SI… |
| SIG-2312669 | Sign | Expired Permit | Iss. Jun 21, 2023 | $8,750 | PERMIT TO COMPLETE WORK ON EXPIRED PERMIT SIG-2219661. REMOVE AND REPLACE 3 CANOPY LOGOS. REFACE MONUMENT SIGN. CARD WAS… |
| SIG-2219661 | Sign | Expired Permit | Iss. Sep 26, 2022 | $8,750 | REMOVE AND REPLACE 3 CANOPY LOGOS. REFACE MONUMENT SIGN. CARD WASH SIGN VINYL (2), 3 WALL SIGNS. |
| SIG-1908543 |