Sacramento 95832 · Meadowview · APN 053-0180-013-0000 · City of Sacramento
Zoned C-2-PUD in City of Sacramento and mapped CAL FIRE moderate fire hazard severity zone (local responsibility area) due diligence; benchmark value $409,000 ($360,000–$458,000).
On-parcel permit history is indexed through May 2, 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)
163 substantial renovation & housing permits over 24 months (19.5 per 1,000 parcels vs. 30.4 citywide baseline) (#30 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Meadowview)
0.2 mi NW in "In review" stage — High-impact scale ($1,600,000 declared valuation across 1 permit). work_desc changed to "Type V-B; Occupancy B. New construction of a 3,894 SQFT single-story slab-on-grade commercial retail banking facility with a two-lane ATM drive up in existing Delta Shores planned development. The facility is intended to accommodate standard retail banking operations, including customer service areas, administrative offices, and associated support spaces. Scope includes associated site modifications within existing parcel for access and utility connections to the building. Deferred submittals to include fire alarms, fire sprinklers, exterior signage, storefronts, and storefront awnings/canopies. - PLNG-INSP" in snapshot Nov 1, 2026.
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$409,000
Benchmark range: $360,000 – $458,000
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · HCD APR (½-mile radius)
all of the lot of the parcel intersects Zone X: reduced flood risk due to levee. Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
Located in a mapped Fire Hazard Severity Zone. Expect Chapter 7A ignition-resistant building standards, defensible-space inspections, and stricter property insurance underwriting.
Source: CAL FIRE FHSZ (map Mar 24, 2025)
Plan revision / deferred submittal (SUB-1904783): Pending in review for 7.7 yr (68.2× 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)
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
Since November 2024 within ½ mile: 108 homes completed, 126 permitted, 190 proposed or in review; 1 commercial or mixed-use project.
243 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.
308 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.
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 C-2 as commercial, 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.
Record COM-2618190 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record COM-2618190 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2509219 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2524555 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (8320 Delta Shores Cir): Status changed from Plan Check Wait to Plan Check Target
Record COM-2612092 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2524562 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2620791 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2514468 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2620784 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2524544 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (1524 Brook Trout Way): Status changed from Issued to Finaled
Record RES-2620158 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2620786 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2620794 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2620792 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2524553 · 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 →Pending in review for 7.7 yr (68.2× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Pending in review for 8.9 yr (79.4× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Pending in review for 9.5 yr (85.0× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Pending in review for 9.8 yr (87.3× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
High-impact scale ($23,098,604 declared valuation across 24 permits).
High-impact scale ($1,600,000 declared valuation across 1 permit). work_desc changed to "Type V-B; Occupancy B. New construction of a 3,894 SQFT single-story slab-on-grade commercial retail banking facility with a two-lane ATM drive up in existing Delta Shores planned development. The facility is intended to accommodate standard retail banking operations, including customer service areas, administrative offices, and associated support spaces. Scope includes associated site modifications within existing parcel for access and utility connections to the building. Deferred submittals to include fire alarms, fire sprinklers, exterior signage, storefronts, and storefront awnings/canopies. - PLNG-INSP" in snapshot Nov 1, 2026.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 8,373 parcels
−12.6% YoY
City baseline: 30.4 / 1k
163 in trailing 24m
Includes 18 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Tilton Pacific Construction | New commercial / non-residential building | 12 on parcel12 in ½ mi | $23,199,104 | 2 vs 3 prior |
| Yesco Signs | Sign | 2 on parcel2 in ½ mi | $65,000 | 0 vs 0 prior |
| All Bright Electric | Electrical / panel | 2 on parcel2 in ½ mi | $2,500 | 0 |
| 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) |
| New commercial / non-residential building |
HUD Small Area Fair Market Rent · ZIP 95832
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 ($4,100/yr) + local voter-approved bond debt ($574/yr) + fixed direct levies/Mello-Roos ($450/yr).
Mapped hazard zone insurance context on this parcel:
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.
−$10,314/yr
Cash needed: $90,200
NOI: $14,564/yr
P&I: $2,073/mo
For $0/mo net cash flow
At $2,475/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 | $2,277/mo | −$1,144/mo | -15.2% | $3,874/mo | −$1,104/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,475/mo | −$860/mo | -11.4% | $3,586/mo | −$680/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,624/mo | −$696/mo | -9.3% | $3,502/mo | −$356/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 ↗
Finaled / completedSep 22, 2016 – Sep 2, 2017
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
8340 DELTA SHORES CIRCLE
EPC - Installation cellular communicator project area is 500 sq. ft.
RC WILLEY - DELTA SHORES -RACKING (SECOND LEVEL)
EPC - RACKING - LEVEL TWO (202): RACKING INSTALLATION @ 112 L.F. of 13' Height Rack and 45 L.F. of 5' Height Racking both with Fire Protection for it's entirety.
RC Willey - Vertical Rug Racking
EPC Submittal - Remodel of Commercial Building - install vertical storage rug rack, racking covers 201 s.f.
EPC Submittal - Remodel of Commercial Building - install vertical storage rug rack, racking covers 201 s.f.
Delta Shores - Remodel RC Willey
EPC - Remodel two existing storage rooms (Rm 230/222sf - Rm 234/108sf) on the second level into Data/IT rooms at RC Willey in Delta Shores. Room conversions to ensure correct operation data cables.
EPC Submittal - Deferred/Revision to Issued Permit COM-1518127 - correct length of cabling for RC Willey's data connection. Current lengths are drawn as 500 ft +. To ensure correct operation, data cables cannot exceed 300 ft. This addition adds 2 new IT rooms in existing storage rooms on the second level of the building.
Delta Shores - RC Willey
Revision to COM-1518127: Showing tie in of cold and hot water lines for employee room sink.
Delta Shores - RC Willey - Revisions 9
EPC - Architectural, M/E/P revisons per narrative to COM-1518127 for RC Willey
HOBBY LOBBY SIGNAGE
INSTALL (2) CHANNEL LETTER SETS AT FRONT AND REAR, (3) SETS OF NON-ILLUMINATED, (2) PANEL SIGNS ON MONUMENTS, 1 PYLON SIGN. MONUMENT/PYLON SIGN STRUCTURES EXISTING. Detached pylon and monument facings are for informational purposes only.
RC Wiley - Delta Shores - Sign Permit (2 of 2)
RC Wiley - Delta Shores - Sign Permit (2 of 2): Installation of (7) Attached / LED Illuminated Wall Signs
RC Wiley - Delta Shores - Sign Permit (1 of 2)
RC Wiley - Delta Shores - Sign Permit (1 of 2): Installation of (6) Attached / LED Illuminated Wall Signs
RC Willey
Install (2) illuminated letter set for RC Willey at Pylon A1 and A2 (at South end of the parcel)
Delta Shores - RC Willey - Revision 8
EPC - Exterior elec revisions and struct revisions per narrative for COM-1518127 (2-story 173,323 sf gross retail store for RC Willey in Delta Shores [1st level - 75,605 sf ground floor + 1547 sf mezz retail, 823 sf office, 12,685 sf storage & equip/ 2nd level - 74,209 sf retail, 2832 sf office, 832 sf storage/ 4790 sf covered roof area] & 10.39 acres gross site development)
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
10.39 acres
Assessor's classification for assessment purposes. This is not zoning.
8340 DELTA SHORES CIR S
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 053-0180-013-0000. 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.
| Pacific Neon | Sign | 1 on parcel1 in ½ mi | $15,400 | 0 vs 0 prior |
| Tracy Sign | Sign | 1 on parcel1 in ½ mi | $5,600 | 0 vs 0 prior |
| Performance Integration | Fire alarm / sprinkler | 1 on parcel1 in ½ mi | $2,670 | 0 vs 0 prior |
| California Fire | Plan revision / deferred submittal | 1 on parcel1 in ½ mi | — | 0 vs 0 prior |
| Industrial Electronics | Plan revision / deferred submittal | 1 on parcel1 in ½ mi | — | 0 vs 0 prior |
| Thomas L Heatley Jr | New commercial / non-residential building | 1 on parcel1 in ½ mi | — | 0 vs 0 prior |
| Signature Homes Recent nearby: 2220 Valley Delta Way (Sep 10, 2026) | New single-family home | 291 in ½ mi | $105,980,947 | 213 vs 118 prior+81% |
| 150 |
| 155d |
| 241d |
| 334d |
| 498d |
| 229d(vs 293d prior) |
| Accessory dwelling unit (new or conversion) | 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 improvementOn this parcel | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d 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.
Delta Shores - RC Willey - Revision 7
EPC - Single struct/life safety revision and multiple elec revisions per narrative for COM-1518127 (2-story 173,323 sf gross retail store for RC Willey in Delta Shores [1st level - 75,605 sf ground floor + 1547 sf mezz retail, 823 sf office, 12,685 sf storage & equip/ 2nd level - 74,209 sf retail, 2832 sf office, 832 sf storage/ 4790 sf covered roof area])
Delta Shores - RC Willey - Revisions 6
EPC - Electrical revisions per narrative to COM-1518127 (2-story 173,323 sf gross retail store for RC Willey in Delta Shores [1st level - 75,605 sf ground floor + 1547 sf mezz retail, 823 sf office, 12,685 sf storage & equip/ 2nd level - 74,209 sf retail, 2832 sf office, 832 sf storage/ 4790 sf covered roof area] & 10.39 acres gross site development
EPC Submittal - Deferred/Revision to Issued Permit COM-1518127 - revisions to electrical for RC Willey Delta Shores
Delta Shores - RC Willey - Deferred Fire Alarm
Deferred fire alarm from COM-1518127 - 2-story 173,323 sf gross retail store for RC Willey in Delta Shores [1st level - 75,605 sf ground floor + 1547 sf mezz retail, 823 sf office, 12,685 sf storage & equip/ 2nd level - 74,209 sf retail, 2832 sf office, 832 sf storage/ 4790 sf covered roof area]
Delta Shores - RC Willey - Deferred Racking
Deferred racking from COM-1518127 for RC Willey - 2-story, Type-IIB, 173,323 sf gross retail store at Delta Shores
Delta Shores - RC Willey
EPC - Structural, Architectural (L/S) and Electrical revisions per narrative to COM-1518127
Delta Shores - RC Willey Revisions 3-4
EPC - Structural, Architectural (L/S) & M/P/E revisions per narrative for COM-1518127
Delta Shores - RC Willey - Deferred Sprinklers
EPC - Deferred sprinklers from COM-1518127 for RC Willey
Delta Shores - RC Willey - Deferred Fire Alarm
Deferred fire alarm system from COM-1518127 for RC Willey
EPC Submittal - New Commercial Building - Fire Sprinkler & Fire Pump
Delta Shores - RC Willey - Revision 2
EPC - Minor structural/ architectural changes to 2-story 173,323 sf gross retail store for RC Willey in Delta Shores per narrative
Delta Shores - RC Willey MEP Revisions
EPC - MEP revisions to COM-1518127 (2-story 173,323 sf gross retail store for RC Willey in Delta Shores)
REVISION TO COM-1617251 new temp power
EXPEDITED - REVISION TO COM-1617251 REVISE OVERHEAD CABLE FORM 1/O TO #2 FROM TRANSFORMER TO 100AMP DISCONNECT.
new temp power
EXPEDITED - temporary power poles and meter. for rc willey
Delta Shores - RC Willey
EPC - 2-story 173,323 sf gross retail store for RC Willey in Delta Shores [1st level - 75,605 sf ground floor + 1547 sf mezz retail, 823 sf office, 12,685 sf storage & equip/ 2nd level - 74,209 sf retail, 2832 sf office, 832 sf storage/ 4790 sf covered roof area] & 10.39 acres gross site development - PLNG-INSP (see revision COM-1720889: Showing tie in of cold and hot water lines for employee room sink)