8441 Specialty Cir
Sacramento 95828 · Morrison Creek · City of Sacramento · Coordinates: 38.50223, -121.39477
Executive Verdict · Public-Records Synthesis
Zoned M-2S in City of Sacramento and mapped FEMA AE flood due diligence; benchmark value $421,000 ($370,000–$472,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$32,844 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Jun 14, 2022).
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)
- ✓ Active nearby investment (New commercial building at 8555 Morrison Creek Dr)
0.48 mi NE in "Finaled / completed" stage — High-impact scale ($857,189 declared valuation across 3 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · HCD APR (½-mile radius)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (AE, about 11% of the lot of lot)
Zone AE: regulatory floodway (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! Delayed or open permit activity on this parcel
Plan revision / deferred submittal (SUB-1821396): 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).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! Year 1 Prop 13 tax reset (~$5,249/yr at $421,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$437/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:
- 66,647 sq ft (1.53 ac)
- Assessor use:
- Industrial · Light · Assembly
- Tax rate area:
- 03097
- Addresses on lot:
- 8441 SPECIALTY CIR
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 AE: regulatory floodway (Special Flood Hazard Area) (about 11% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 89% 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: $370,000 – $472,000 · 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
- Plan revision / deferred submittal (SUB-1821396) (Abandoned)On this parcel
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).
- Remodel / interior alteration (COM-1809892) (Finaled)On this parcel
Issued after 4 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
- New commercial building at 8555 Morrison Creek Dr (Finaled / completed)0.48 mi NE
High-impact scale ($857,189 declared valuation across 3 permits).
Entity-resolved builders & contractors in ½ mile: Platinum Finishing (2 on parcel, 5 in ½ mi · Remodel / interior alteration); Chavez Fencing (1 on parcel, 1 in ½ mi · Solar / battery storage); Marquee Fire Protection (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler); Dynamic Trades (10 in ½ mi · Commercial tenant improvement); Mark Iii Construction (3 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2209206 | Solar / battery storage | Finaled | Iss. Jun 14, 2022 | $22,576 | EPC - J B Radiator - PERIMETER SECURITY FENCE SYSTEM. 10 FT TALL, BATTERY POWERED. 1208 LN FT |
| COM-1821630 | Plan revision / deferred submittal | Complete | App. Nov 7, 2018 | — | EPC Submittal - Deferred/Revision to Issued Permit com-1809892 - change the address on the previous approved plans and p… |
| SUB-1821396 | Plan revision / deferred submittal | Abandoned | App. Nov 2, 2018 | $2 | EPC Submittal - Deferred/Revision to Issued Permit com-1809892 - change the address on the previous approval and permit … |
| COM-1809892 | Remodel / interior alteration | Finaled | Iss. Oct 2, 2018 | $65,000 | EPC Submittal - Add a new paint booth and heater (see revision COM-1821630: modify address to 8441 Specialty Cir 11/7/18… |