8244 Delta Shores Cir S
Sacramento 95832 · Meadowview · City of Sacramento · Coordinates: 38.46173, -121.49144
Executive Verdict · Public-Records Synthesis
Zoned C-2-PUD in City of Sacramento and mapped FEMA AE flood due diligence; benchmark value $459,000 ($404,000–$514,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$3,520 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Nov 28, 2017).
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 23% 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
Sign (SIG-1711164): Issued after 2 mo (3.3× the 19d median) — above the 75th percentile for sign permits in City of Sacramento (median 19d, 75th pct 42d, n=1,075).
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 1444 Brook Trout Way (0.42 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 (~$5,683/yr at $459,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$474/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:
- 40,772 sq ft (0.94 ac)
- Assessor use:
- Retail / Commercial · Restaurant · Fast Food Service
- Tax rate area:
- 03056
- Addresses on lot:
- 8244 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 23% of the lot); Zone X: reduced flood risk due to levee (about 67% of the lot); Zone X: reduced flood risk due to levee (about 9% 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: $404,000 – $514,000 · 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 - El Pollo Loco (Finaled / completed)On this parcel
High-impact scale ($1,200,000 declared valuation across 4 permits).
- Sign (SIG-1711164) (Finaled)On this parcel
Issued after 2 mo (3.3× the 19d median) — above the 75th percentile for sign permits in City of Sacramento (median 19d, 75th pct 42d, n=1,075).
- New home at 1444 Brook Trout Way (In review)0.42 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).
- New home at 1445 Brook Trout Way (In review)0.42 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: Johnson Controls Fire Protection (1 on parcel, 4 in ½ mi · Commercial tenant improvement); Ice Builders (2 on parcel, 3 in ½ mi · Commercial tenant improvement); Sign Of Light (1 on parcel, 1 in ½ mi · Sign); Gd Electric (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Sr Bray (1 on parcel, 1 in ½ mi · Electrical / panel).
Permit & Project History on This Parcel (6 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-1721881 | Fire alarm / sprinkler | Finaled | Iss. Nov 28, 2017 | $1,800 | Ansul Fire Suppression System. |
| SIG-1711164 | Sign | Finaled | Iss. Aug 28, 2017 | $12,600 | El Pollo Loco-Delta Shores Sign Permit: Install (1) set of channel letters in monument tenant panels & install (1) set m… |
| COM-1714851 | Plan revision / deferred submittal | Complete | App. Aug 16, 2017 | — | Deferred trusses from COM-1702252 (2995 sf 1-story Type-VB restaurant & 7081 sf site development for El Polo Loco) |
| COM-1702252 | New commercial / non-residential building | Certificate of Occupancy | Iss. Jun 30, 2017 |