8208 Delta Shores Cir S
Sacramento 95832 · Meadowview · City of Sacramento · Coordinates: 38.46101, -121.49342
Executive Verdict · Public-Records Synthesis
Zoned C-2-PUD in City of Sacramento and mapped FEMA AE flood due diligence; benchmark value $409,000 ($360,000–$458,000).
Upsides & Opportunities
- ✓ 37 documented municipal building permits on file
On-parcel permit history is indexed through Sep 1, 2023, 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
- ! FEMA Special Flood Hazard Area (AE, about 11% of the lot of lot)
Zone AE: 1% annual chance flood (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! Delayed or open permit activity on this parcel
Plan revision / deferred submittal (SUB-1709829): Pending in review for 9.4 yr (84.0× 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)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: New home at 1444 Brook Trout Way (0.31 mi W, 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)
- ! Year 1 Prop 13 tax reset (~$5,113/yr at $409,000)
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
Parcel & Assessor
- Lot size:
- 652,529 sq ft (14.98 ac)
- Assessor use:
- Retail / Commercial · Shopping Center · Regional
- Tax rate area:
- 03056
- Addresses on lot:
- 8208 DELTA SHORES CIR S; 8212 DELTA SHORES CIR S; 8214 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 AE: 1% annual chance flood (Special Flood Hazard Area) (about 11% of the lot); Zone X: reduced flood risk due to levee (about 49% of the lot); Zone X: reduced flood risk due to levee (about 40% 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
- Plan revision / deferred submittal (SUB-1709829) (Abandoned)On this parcel
Pending in review for 9.4 yr (84.0× 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-1708930) (Abandoned)On this parcel
Pending in review for 9.5 yr (84.4× 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-1701068) (Abandoned)On this parcel
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).
- New home at 1444 Brook Trout Way (In review)0.31 mi W
In "In review" for 3 mo (since Aug 11, 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: Roberts Managing Contractors (4 on parcel, 19 in ½ mi · New commercial / non-residential building); Pacific Neon (4 on parcel, 4 in ½ mi · Sign); Sign Of Light (3 on parcel, 3 in ½ mi · Sign); Bay Alarm (2 on parcel, 3 in ½ mi · Plan revision / deferred submittal); Perry Coast Construction (3 on parcel, 3 in ½ mi · Plan revision / deferred submittal).
Permit & Project History on This Parcel (37 permits, 1 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2318523 | Plumbing / water heater / sewer | Finaled | Iss. Sep 1, 2023 | $500 | Plumbing Permit: Replacement of sink faucets, like for like. |
| COM-2310502 | Commercial tenant improvement | Finaled | Iss. Aug 15, 2023 | $350,000 | EPC - REMODEL TO INCLUDE MINOR NON-STRUCTURAL DEMOLITION, CONSTRUCTION OF NEW WALLS AND FlNISHES, MODIFICATIONS TO EXIST… |
| SIG-2310968 | Sign | Finaled | Iss. Jun 28, 2023 | $26,856 | INSTALL TWO ILLUMINATED WALL SIGNS, INSTALL TWO CHANNEL LETTER SETS (MOUNTED ON EXISTING PYLON SIGN) INSTALL TWO MONUMEN… |
| COM-2211417 | Fire alarm / sprinkler | Expired Permit |