8416 Specialty Cir
Sacramento 95828 · Morrison Creek · City of Sacramento · Coordinates: 38.50227, -121.39372
Executive Verdict · Public-Records Synthesis
Zoned M-2S in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $409,000 ($360,000–$458,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$21,440 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Aug 3, 2026).
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)
0.43 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
- ! 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)
- ! Year 1 Prop 13 tax reset (~$5,113/yr at $409,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$426/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:
- 36,866 sq ft (0.85 ac)
- Assessor use:
- Industrial · Warehouse · Contractor Yard
- Tax rate area:
- 03097
- Addresses on lot:
- 8416 SPECIALTY CIR; 8432 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 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: $360,000 – $458,000 · 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
- New commercial building at 8555 Morrison Creek Dr (Finaled / completed)0.43 mi NE
High-impact scale ($857,189 declared valuation across 3 permits).
Entity-resolved builders & contractors in ½ mile: Chavez Fencing (3 on parcel, 3 in ½ mi · Solar / battery storage); Dynamic Trades (10 in ½ mi · Commercial tenant improvement); Platinum Finishing (4 in ½ mi · Remodel / interior alteration); Mark Iii Construction (3 in ½ mi · Remodel / interior alteration); Rc Pacific Construction (2 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2616571 | Plan revision / deferred submittal | Complete | App. Aug 3, 2026 | — | EPC - REVISION TO COM-2611170: REVISED LOCATION OF POLE FROM PREVIOUSLY APPROVED. |
| COM-2611170 | Solar / battery storage | Issued | Iss. Jul 2, 2026 | $4,000 | EPC - Installation of a 20 ft steel pole to house a battery powered security camera. It will not be tied into the grid/A… |
| COM-2302630 | Solar / battery storage | Finaled | Iss. Feb 14, 2023 | $2,400 | EPC - PERMIT TO COMPLETE WORK. ON COM-1201980. 12VOLT BATTERY OPERATED PERIMETER SECURITY SYSTEM FENCE INSIDE EXISTING P… |
| COM-2101980 | Solar / battery storage | Expired Permit | Iss. Feb 24, 2021 | $16,000 | EPC - 12VOLT BATTERY OPERATED PERIMETER SECURITY SYSTEM FENCE INSIDE EXISTING PERIMETER BARRIER |