8270 Delta Shores Cir S
Sacramento 95832 · Meadowview · City of Sacramento · Coordinates: 38.45991, -121.49257
Executive Verdict · Public-Records Synthesis
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).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$211,200 contributory est.)
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)
- ✓ 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)
- ! Delayed or open permit activity on this parcel
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)
- ! Year 1 Prop 13 tax reset (~$7,518/yr at $620,000)
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
Parcel & Assessor
- Lot size:
- 588,060 sq ft (13.50 ac)
- Assessor use:
- Retail / Commercial · Large Retail · Discount
- Tax rate area:
- 03056
- Addresses on lot:
- 8234 DELTA SHORES CIR S; 8238 DELTA SHORES CIR S; 8270 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
- Not in a State-mapped fire hazard severity zone
- 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: $546,000 – $694,000 · 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
- Addition (adds square footage) (COM-2421665) (Finaled)On this parcel
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).
- Plan revision / deferred submittal (SUB-2000819) (Abandoned)On this parcel
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).
- Plan revision / deferred submittal (SUB-1819686) (Abandoned)On this parcel
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).
- Commercial tenant improvement (COM-1621273) (Certificate of Occupancy)On this parcel
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).
Entity-resolved builders & contractors in ½ mile: Pacific Neon (6 on parcel, 6 in ½ mi · Sign); Shames Construction (3 on parcel, 3 in ½ mi · Plan revision / deferred submittal); Wachter (2 on parcel, 2 in ½ mi · Fire alarm / sprinkler); Michael Strain Builders (2 on parcel, 2 in ½ mi · Commercial tenant improvement); Sr Bray (2 on parcel, 2 in ½ mi · Electrical / panel).
Permit & Project History on This Parcel (29 permits, 1 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2618473 | Fire alarm / sprinkler | Issued | Iss. Sep 3, 2026 | $2,500 | Adding a Telgaurd TG-7FEM Multi-Carrier Fire Cellular Communicator, (1) 12V 7AH battery to take over fire alarm monitori… |
| COM-2611249 | EV charger | Plan Check Wait | App. Jun 1, 2026 | $800,000 | EPC - 4 Level 3 EV Charging Stations in a Walmart Parking Lot |
| COM-2605719 | Plan revision / deferred submittal | Complete | App. Mar 23, 2026 | — | REVISION TO COM-2421665. Revision including Architectural and MEP updates. Walmart requested finish & equipment updates,… |
| COM-2524510 | Fire alarm / sprinkler | Finaled |