Sacramento 95832 · Meadowview · APN 053-0180-040-0000 · 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 Jul 31, 2026, 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)
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)
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
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 (COM-2612092): Pending in review for 5 mo (3.8× the 41d median) — above the 75th percentile for plan revision / deferred submittal permits in City of Sacramento (median 41d, 75th pct 93d, n=69).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: New home at 8437 Delta Shores Cir (0.41 mi E, 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)
Since November 2024 within ½ mile: 122 homes completed, 123 permitted, 192 proposed or in review; 1 commercial or mixed-use project.
256 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.
310 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.
No ADU or new-home permits recorded within ¼ mile in this window.
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.
Nearby plan revision / deferred submittal (1445 Goldfish Way): First appeared in published agency feed
Record RES-2622462 · 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 COM-2618190 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2619542 · 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
Record RES-2524562 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2619544 · 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-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-2619684 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (1445 Goldfish Way): First appeared in published agency feed
Record RES-2622457 · 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
Record RES-2508896 · 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 →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.
Pending in review for 5 mo (3.8× the 41d median) — above the 75th percentile for plan revision / deferred submittal permits in City of Sacramento (median 41d, 75th pct 93d, n=69).
In "In review" for 5 mo (since Jun 16, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657).
In "In review" for 5 mo (since Jun 16, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657).
In "In review" for 5 mo (since Jun 16, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657).
In "In review" for 5 mo (since Jun 16, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657).
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 |
|---|---|---|---|---|
| Arco Db Companies | Plan revision / deferred submittal | 3 on parcel3 in ½ mi | $8,000,000 | 0 vs 0 prior |
| Signature Homes Recent nearby: 2208 Valley Delta Way (Sep 10, 2026) | New single-family home | 229 in ½ mi | $82,202,439 | 213 vs 118 prior+81% |
| KB Home Sacramento Recent nearby: 1437 Speckled Dace Way (Oct 12, 2026) |
| 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) |
| Accessory dwelling unit (new or conversion) |
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 ↗
Revision - New Living Spaces @ Delta Shores
EPC - EXPEDITED - Type II-B; Occupancy M. Revision to COM-2604314. Plan revisions to add skylights, power devices for low voltage coordination, electrical revisions to coordinate approved signage package (signage under separate submittal), added gas service piping to generator, and added fire protection plan sheet FP5 (which was missed in the main permit set).
Kids Play Structure - Living Spaces @ Delta Shores
EPC - EXPEDITED - Deferred submittal from COM-2604314 for an interior children's play structure located in the kids room in new Living Spaces at Delta Shores. Type II-B; Occupancy M.
New Living Spaces @ Delta Shores
EPC - EXPEDITED - Type II-B; Occupancy M. Remodel of existing building for use as Living Spaces furniture showroom. Scope of work includes modifications to entry structure and canopy, exterior paint, interior non-bearing walls, mechanical, electrical, lighting, plumbing, finishes, a pre-fabricated metal canopy, and a new generator and CMU enclosure. Deferred submittals to include signage program incl. all site/accessibility signage, interior play structure, storefront system, and pre-fabricated metal canopy.
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
6.34 acres
Assessor's classification for assessment purposes. This is not zoning.
8318 DELTA SHORES CIR S; 8320 DELTA SHORES CIR S; 8322 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 053-0180-040-0000. 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.
| New single-family home |
| 37 in ½ mi |
| $15,689,591 |
| 216 vs 61 prior+254% |
| Meritage Homes Of California Recent nearby: 8184 Ruby Kinglet Dr (Sep 8, 2026) | New single-family home | 36 in ½ mi | $18,056,400 | 228 vs 12 prior+1800% |
| Roberts Managing Contractors Recent nearby: 8222 Delta Shores Cir (Jun 21, 2018) | New commercial / non-residential building | 12 in ½ mi | $85,157 | 0 vs 0 prior |
| Tilton Pacific Construction Recent nearby: 8340 Delta Shores Cir (Jan 25, 2018) | New commercial / non-residential building | 10 in ½ mi | $23,199,104 | 2 vs 3 prior |
| Ice Builders Recent nearby: 8230 Delta Shores Cir (Feb 28, 2018) | Commercial tenant improvement | 2 in ½ mi | $1,832,328 | 0 vs 0 prior |
| Advanced Retail Construction Merged: Advanced Retail Construction Inc. · ADVANCED RETAIL CONSTRUCTION INC Recent nearby: 8176 Delta Shores Cir 100 (Jun 28, 2018) | Commercial tenant improvement | 2 in ½ mi | $603,500 | 0 vs 0 prior |
| True Line Builders Recent nearby: 8304 Delta Shores Cir 130 (Jul 19, 2024) | Commercial tenant improvement | 2 in ½ mi | $395,000 | 1 vs 5 prior |
| Wisconsin Lakeview Construction Recent nearby: 8176 Delta Shores Cir 110 (Aug 14, 2017) | Commercial tenant improvement | 2 in ½ mi | $285,000 | 0 vs 0 prior |
| 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) |
| Plan revision / deferred submittalOn this parcel | 69 | 26d | 41d | 93d | 190d | 35d(vs 46d 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.