8314 Delta Shores Cir S
Sacramento 95832 · Meadowview · City of Sacramento · Coordinates: 38.45804, -121.49121
Executive Verdict · Public-Records Synthesis
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).
Upsides & Opportunities
- ✓ 3 documented municipal building permits on file
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)
- ✓ Above-average reinvestment in Meadowview
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)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: reduced flood risk due to levee)
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)
- ! CAL FIRE Moderate Fire Hazard Severity Zone (Local Responsibility Area) (about 38% of the lot of lot)
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)
- ! Delayed or open permit activity on this parcel
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)
- ! 4 slow or stalled nearby projects within ½ mile
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)
Parcel & Assessor
- Lot size:
- 276,170 sq ft (6.34 ac)
- Assessor use:
- Retail / Commercial · Large Retail · Furniture
- Tax rate area:
- 03056
- Addresses on lot:
- 8318 DELTA SHORES CIR S; 8320 DELTA SHORES CIR S; 8322 DELTA SHORES CIR S
Zoning & Land Use
C-2-PUD — General Commercial Zone (C)
2040 General Plan: Commercial Mixed Use (FAR up to 1)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned C-2 (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned C-2 (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned C-2 (commercial), not a single-family residential zone.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Moderate Fire Hazard Severity Zone (Local Responsibility Area) (about 38% of the lot, map Mar 24, 2025)
- FEMA National Flood Hazard Layer
- Zone X: reduced flood risk due to levee (all of the lot) · FIRM panel 06067C0305H, 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 95832) · FY 2026
Studio $1,910 · 1BR $2,010 · 2BR $2,470 · 3BR $3,290 · 4BR $3,790
Developments Deserving Closer Investigation & Active Area Builders
- Delta Shores - BMO Bank (In review)0.18 mi N
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.
- Plan revision / deferred submittal (COM-2612092) (Plan Check Target)On this parcel
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).
- New home at 8437 Delta Shores Cir (In review)0.41 mi E
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).
- New home at 2212 Harborview Way (In review)0.41 mi E
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).
Entity-resolved builders & contractors in ½ mile: Arco Db Companies (3 on parcel, 3 in ½ mi · Plan revision / deferred submittal); Signature Homes (229 in ½ mi · New single-family home); KB Home Sacramento (37 in ½ mi · New single-family home); Meritage Homes Of California (36 in ½ mi · New single-family home); Roberts Managing Contractors (12 in ½ mi · New commercial / non-residential building).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2616493 | Plan revision / deferred submittal | Complete | App. Jul 31, 2026 | — | EPC - EXPEDITED - Type II-B; Occupancy M. Revision to COM-2604314. Plan revisions to add skylights, power devices for lo… |
| COM-2612092 | Plan revision / deferred submittal | Plan Check Target | App. Jun 10, 2026 | — | EPC - EXPEDITED - Deferred submittal from COM-2604314 for an interior children's play structure located in the kids room… |
| COM-2604314 | Commercial tenant improvement | Issued | Iss. May 20, 2026 | $8,000,000 | EPC - EXPEDITED - Type II-B; Occupancy M. Remodel of existing building for use as Living Spaces furniture showroom. Scop… |