Sacramento 95832 · Meadowview · APN 053-0190-001-0000 · City of Sacramento
Zoned C-2-PUD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $620,000 ($546,000–$694,000).
Public building records show issued construction/renovation work on this parcel (29 total permits, latest Sep 3, 2026).
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.
$620,000
Benchmark range: $546,000 – $694,000
Addition (adds square footage) (COM-2421665): Issued after 14 mo (9.8× the 42d median) — slower than 90% of addition (adds square footage) permits in City of Sacramento (median 42d, 90th pct 162d, n=1,948).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$627/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: 196 homes completed, 137 permitted, 222 proposed or in review; 1 commercial or mixed-use project.
348 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.
448 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 RES-2516752 · 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
Nearby plan revision / deferred submittal (8145 Freeport Blvd A): Status changed from Processing to Complete
Record RES-2621105 · 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
Nearby other (8105 Delta Shores Cir): First appeared in published agency feed
Record COM-2621841 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (8145 Freeport Blvd A): Status changed from Plan Check Wait to Processing
Record RES-2621103 · 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
Nearby plan revision / deferred submittal (8145 Freeport Blvd A): Status changed from Plan Check Wait to Ready For Pickup
Record RES-2621102 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2609811 · 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
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 →Issued after 14 mo (9.8× the 42d median) — slower than 90% of addition (adds square footage) permits in City of Sacramento (median 42d, 90th pct 162d, n=1,948).
Pending in review for 6.8 yr (60.8× 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 8.1 yr (72.1× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Issued after 8 mo (3.7× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
Pending in review for 5 mo (4.1× the 40d median) — above the 75th percentile for ev charger permits in City of Sacramento (median 40d, 75th pct 91d, n=225).
Issued after 2 mo (3.8× the 14d median) — above the 75th percentile for fire alarm / sprinkler permits in City of Sacramento (median 14d, 75th pct 29d, n=2,312).
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 |
|---|---|---|---|---|
| Pacific Neon | Sign | 6 on parcel6 in ½ mi | $76,000 | 0 vs 0 prior |
| Shames Construction | Plan revision / deferred submittal | 3 on parcel3 in ½ mi | $72,500 | 0 vs 0 prior |
| Wachter | Fire alarm / sprinkler | 2 on parcel2 in ½ mi | $76,809 | 0 vs 0 prior |
| 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 ($6,200/yr) + local voter-approved bond debt ($868/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
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.
−$24,131/yr
Cash needed: $136,400
NOI: $13,490/yr
P&I: $3,135/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 | −$2,295/mo | -20.2% | $5,481/mo | −$2,261/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,475/mo | −$2,011/mo | -17.7% | $5,073/mo | −$1,836/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 | −$1,847/mo | -16.3% | $4,955/mo | −$1,513/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 / completedMar 23, 2016 – Oct 2, 2018
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
FIRE ALARM UPGRADE
Adding a Telgaurd TG-7FEM Multi-Carrier Fire Cellular Communicator, (1) 12V 7AH battery to take over fire alarm monitoring
ev charger
EPC - 4 Level 3 EV Charging Stations in a Walmart Parking Lot
REVISION - Delta Shores Walmart - Owner Revisions1
REVISION TO COM-2421665. Revision including Architectural and MEP updates. Walmart requested finish & equipment updates, revised register layout, customer waste oil tank updates, added exterior doors and cased openings, added ice/water machine, updated refrigeration, revised pickup storage. See attached narrative for more details.
Delta Shores Walmart - Fire Alarm System Upgrade
EPC - Related to COM-2421665 Walmart Expansion and Remodel. All work is done inside of the Wal-Mart. THE FIRE ALARM SCOPE OF WORK CONSISTS OF THE FOLLOWING: 1) INSTALL AND MONITOR NEW POWER SUPPLY AS SHOWN. 2) INSTALL NEW CEILING MOUNTED STROBE AS SHOWN. 3) INSTALL NEW CEILING MOUNTED HORN/STROBE AS SHOWN. 4) INSTALL NEW WALL MOUNTED WEATHER PROOF HORN/STROBE AS SHOWN. 5) REMOVE EXISTING FIRE DEVICES AND INSTALL THEM IN TEMPORARY PHARMACY 6) DELETE EXISTING NAC POWER SUPPLIES ONLY AFTER NEW NAC POWER SUPPLIES ARE IN USE 7) REMOVE AND DEMOLISH EXISTING VOICE EVACUATION SYSTEM WITH SPEAKER STROBES, AMPLIFIERS, AND VOLUME CONTROLS ONLY AFTER NEW HORN/STROBES SYSTEM ARE IN USE ALL EXISTING FIRE ALARM INITIATING AND NOTIFICATION DEVICES SHALL REMAIN. ALL DEVICES ARE EXISTING UNLESS SHOWN AS NEW.
PERMIT TO COMPLETE WORK ON EXPIRED PERMIT SIG-2503649
New Pickup area expansion (3,567sqft) and canopy. Modular pharmacy. (Total Expansion 3,748 s.f.) Exterior signage and paint updates. Interior signage and paint updates. Updated Vision Center finishes, equipment and millwork. Front end layout updates with refrigerated cases.Add shade cloth at garden center. Revise deli lineup. Parking lot striping and marking updates.
PERMIT TO COMPLETE WORK ON EXPIRED PERMIT SIG-2503646
New Pickup area expansion (3,567sqft) and canopy. Modular pharmacy. (Total Expansion 3,748 s.f.) Exterior signage and paint updates. Interior signage and paint updates. Updated Vision Center finishes, equipment and millwork. Front end layout updates with refrigerated cases.Add shade cloth at garden center. Revise deli lineup. Parking lot striping and marking updates.
Walmart Expansion & Remodel - Delta Shores
EPC - New Pickup area expansion (3,567sqft) and canopy. Modular pharmacy. (Total Expansion 3,748 s.f.) Exterior signage and paint updates. Interior signage and paint updates. Updated Vision Center finishes, equipment and millwork. Front end layout updates with refrigerated cases. Add shade cloth at garden center. Revise deli lineup. Parking lot striping and marking updates. - PLNG-INSP
EOTC
EPC - EXPEDITED - EOTC - Existing perimeter walls at space to remain, UNO. Remove snap frames, remove/relocate per plan. Add wood blocking. Install power and data for TV. Install new wall mounted TV bracket. Patch and repair walls to match existing finishes.
REV TO SIG-2503646 AND SIG-2503649
The scope of this revision is to update the proposed signs to include changes in letter sets, letter set placements and changes to letter set fonts (due to corporate re-branding).
8270 Delta Shores Cir. S pt.2
New Pickup area expansion (3,567sqft) and canopy. Modular pharmacy. (Total Expansion 3,748 s.f.) Exterior signage and paint updates. Interior signage and paint updates. Updated Vision Center finishes, equipment and millwork. Front end layout updates with refrigerated cases.Add shade cloth at garden center. Revise deli lineup. Parking lot striping and marking updates.
8270 Delta Shores Cir. S
New Pickup area expansion (3,567sqft) and canopy. Modular pharmacy. (Total Expansion 3,748 s.f.) Exterior signage and paint updates. Interior signage and paint updates. Updated Vision Center finishes, equipment and millwork. Front end layout updates with refrigerated cases.Add shade cloth at garden center. Revise deli lineup. Parking lot striping and marking updates.
8270 Delta Shores EV Charger
EPC - : Install (1) ChargePoint CPF50 wall mounted EV charger and (1) ChargePoint
8270 Delta Shores Cir-Install Illuminated & Non Illuminated Signs-LensCrafters
Install two (2) illuminated wall signs, install one (1) non-illuminated blade sign. Install two (2) illuminated channel letter sets on existing tenant monument signs, install four (4) illuminated interior wall signs. Install one (1) non-illuminated hanging window sign.
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
13.50 acres
Assessor's classification for assessment purposes. This is not zoning.
8234 DELTA SHORES CIR S; 8238 DELTA SHORES CIR S; 8270 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 053-0190-001-0000. 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.
| Michael Strain Builders | Commercial tenant improvement | 2 on parcel2 in ½ mi | $30,500 | 1 vs 0 prior |
| Sr Bray | Electrical / panel | 2 on parcel2 in ½ mi | $7,600 | 0 vs 0 prior |
| Gray West Construction | Addition (adds square footage) | 1 on parcel1 in ½ mi | $4,100,000 | 5 vs 4 prior |
| Alpha Architectural Signs And Lighting | Sign | 1 on parcel1 in ½ mi | $37,400 | 0 vs 0 prior |
| Prime Retail Services | Commercial tenant improvement | 1 on parcel1 in ½ mi | $15,000 | 0 vs 0 prior |
| Superior Electrical Advertising | Sign | 1 on parcel1 in ½ mi | $9,500 | 0 vs 0 prior |
| Elite Sign Services | Sign | 1 on parcel1 in ½ mi | $7,950 | 0 vs 0 prior |
| 1,693 |
| 57d |
| 97d |
| 172d |
| 284d |
| 97d(vs 103d prior) |
| Addition (adds square footage)On this parcel | 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) |
| EV chargerOn this parcel | 225 | 17d | 40d | 91d | 190d | 40d(vs 45d 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.
8270 S. Delta Shores Cir. SIGN (At Home)
Install four (4) sets of illuminated wall signs.
remodel
EPC - Installation of asset protection gates. Gates are designed to deter theft, while complying with applicable codes and accessibility requirements
WALMART REMODEL
EPC Submittal - Remodel of Commercial Building - this work will consist of new cosmetic layout with a new register and racking changes.
EPC Submittal - Remodel of Commercial Building - this work will consist of new cosmetic layout with a new register and some racking changes. The only trades involved would be general building and electrical.
Walmart refrigerator cases
EPC Submittal - Remodel of Commercial Building - Remove existing racks, add dollies, add pick carts, install new self contained refrigerated cases. (All work is being done in the existing Online Grocery Pickup part of the store.) Note: Occupancy is not changing: Existing to remain the same.
EPC Submittal - Remodel of Commercial Building - Remove existing racks, add dollies, add pick carts, install new self contained refrigerated cases. (All work is being done in the existing Online Grocery Pickup part of the store.) Note: Occupancy is not changing: Existing to remain the same.
See's Candies 8270 delta shores circle south
Install three (3) sets of illuminated channel letters, install two (2) non-illuminated blade signs
SUBWAY -Delta Shores- Sign Permit
Install (1) attached illuminated wall sign
The Joint Chiropractic
Installation of (2) sets of internally illuminated wall sigs and one non-illuminated blade sign
ANSUL
Install ANSUL system in existing hood
Delta Shores - Wal-Mart - Deferred Fire Alarm Revisions
Wire run revisions to deferred fire alarm for COM-1711867
Delta Shores - WalMart - Subway T.I.
EPC - 1240 sf restaurant T.I. for Subway inside WalMart, COM-1516658/ 194,225 sf gross (188,244 sf retail/ 5981 sf covered areas)1-story Type-VB retail building
Delta Shores - Wal-Mart - Deferred Fire Alarm
Deferred fire alarm from COM-1516658 (194,225 sf gross (188,244 sf retail/ 5981 sf covered areas)1-story Type-VB retail building) See COM-1619147 for differed fire sprinklers & fire pump.
Walmart
Install 10 signs
temp power
EXPEDITED - 3ph 100 amp temp pole for construction for tool use
Temp Power
EXPEDITED - Supply 200 amp temporary power to job site for construction purposes.