8651 Morrison Creek Dr
Sacramento 95828 · Morrison Creek · City of Sacramento · Coordinates: 38.50694, -121.38351
Executive Verdict · Public-Records Synthesis
Zoned M-2S in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $398,000 ($350,000–$446,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$9,900 contributory est.)
Public building records show issued construction/renovation work on this parcel (2 total permits, latest Jul 15, 2016).
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)
about 85% 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
Remodel / interior alteration (COM-1605570): Issued after 2 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: Mark III Estimate (0.35 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 (~$4,987/yr at $398,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$416/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:
- 77,972 sq ft (1.79 ac)
- Assessor use:
- Industrial · Warehouse · Other
- Tax rate area:
- 03274
- Addresses on lot:
- 8651 MORRISON CREEK DR
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: minimal flood hazard (about 85% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 15% 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: $350,000 – $446,000 · 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
- Mark III Estimate (Fee estimate)0.35 mi N
In "Fee estimate" for 8 yr (since Nov 20, 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 ($3,472,204 declared valuation across 3 permits).
- HP Communication (In review)0.45 mi NE
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).
- Remodel / interior alteration (COM-1605570) (Finaled)On this parcel
Issued after 2 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
- Cold Shell Buildings (Applied)0.3 mi NE
issued_date changed to "2026-10-02" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Gowan Construction (2 on parcel, 2 in ½ mi · Plan revision / deferred submittal); Dynamic Trades (11 in ½ mi · New commercial / non-residential building); Mark Iii Construction (10 in ½ mi · Commercial tenant improvement); S And S Construction (9 in ½ mi · Commercial tenant improvement); Buzz Oates Construction (7 in ½ mi · New commercial / non-residential building).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-1611126 | Plan revision / deferred submittal | Complete | App. Jul 15, 2016 | — | Revision to sink location in lavatory. |
| COM-1605570 | Remodel / interior alteration | Finaled | Iss. Jun 23, 2016 | $30,000 | Interior remodel to existing office/Warehouse. Minor electrical and low voltage for new furniture layout in existing of… |