8204 Delta Shores Cir S
Sacramento 95832 · Meadowview · City of Sacramento · Coordinates: 38.46244, -121.49241
Executive Verdict · Public-Records Synthesis
Zoned C-2-PUD in City of Sacramento and mapped FEMA AE flood due diligence; benchmark value $456,000 ($401,000–$511,000).
Upsides & Opportunities
- ✓ 9 documented municipal building permits on file
On-parcel permit history is indexed through Nov 2, 2017, 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 6% 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-1711758): Pending in review for 9.4 yr (83.4× 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 1445 Brook Trout Way (0.37 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 (~$5,648/yr at $456,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$471/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:
- 40,205 sq ft (0.92 ac)
- Assessor use:
- Retail / Commercial · Shopping Center · Regional
- Tax rate area:
- 03056
- Addresses on lot:
- 8202 DELTA SHORES CIR S; 8204 DELTA SHORES CIR S; 8204 DELTA SHORES CIR S STE 110 STE 110
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 6% of the lot); Zone X: reduced flood risk due to levee (about 87% of the lot); Zone X: reduced flood risk due to levee (about 7% 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: $401,000 – $511,000 · 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-1711758) (Abandoned)On this parcel
Pending in review for 9.4 yr (83.4× 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-1706974) (Abandoned)On this parcel
Pending in review for 9.5 yr (85.0× 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-1620242) (Abandoned)On this parcel
Pending in review for 9.9 yr (88.3× 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 1445 Brook Trout Way (In review)0.37 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 (1 on parcel, 18 in ½ mi · New commercial / non-residential building); The Fireout Sprinkler (1 on parcel, 3 in ½ mi · Commercial tenant improvement); Bay Alarm (1 on parcel, 2 in ½ mi · Commercial tenant improvement); City Signs (1 on parcel, 1 in ½ mi · Sign); Ainor Signs (1 on parcel, 1 in ½ mi · Sign).
Permit & Project History on This Parcel (9 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| SIG-1719872 | Sign | Expired Permit | Iss. Nov 2, 2017 | $17,865 | Install (3) attached /illuminated wall mounted signs. 2 tenant panel facings for existing monument sign are listed for r… |
| COM-1720057 | Commercial tenant improvement | Complete | App. Oct 29, 2017 | — | Revised sprinkler plans for Pacific Dental Services T.I. under COM-1702529 |
| SIG-1713483 | Sign | Expired Permit | Iss. Aug 10, 2017 | $2,500 | SUITE 110 INSTALLATION OF (3)ATTACHED ILLUMINATED SIGNS-rebranding Sleeptrain to Mattress Firm |
| COM-1712401 | New commercial / non-residential building | Complete | App. Jul 13, 2017 |