8200 Delta Shores Cir S
Sacramento 95832 · Meadowview · City of Sacramento · Coordinates: 38.46238, -121.49168
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
- ✓ 7 documented municipal building permits on file
On-parcel permit history is indexed through Jun 29, 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 10% 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)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: New home at 1444 Brook Trout Way (0.41 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:
- 60,548 sq ft (1.39 ac)
- Assessor use:
- Retail / Commercial · Restaurant · Fast Food Service
- Tax rate area:
- 03056
- Addresses on lot:
- 8200 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 10% of the lot); Zone X: reduced flood risk due to levee (about 83% 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
- New home at 1444 Brook Trout Way (In review)0.41 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)0.41 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 1440 Brook Trout Way (In review)0.42 mi W
In "In review" for 3 mo (since Aug 13, 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 1441 Brook Trout Way (In review)0.43 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: Wilgus Fire Control (2 on parcel, 2 in ½ mi · Plan revision / deferred submittal); Viking Sign Installations (1 on parcel, 1 in ½ mi · Sign); Sr Bray (1 on parcel, 1 in ½ mi · Electrical / panel); Precision Fire Protection (1 on parcel, 1 in ½ mi · Plan revision / deferred submittal); Signature Homes (325 in ½ mi · New single-family home).
Permit & Project History on This Parcel (7 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| SIG-1709199 | Sign | Finaled | Iss. Jun 29, 2017 | $22,457 | Install 6 signs- 3 attached illuminated, 3 detached illuminated, (in-n-out burger) |
| COM-1709231 | Plan revision / deferred submittal | Complete | App. May 31, 2017 | — | Deferred trusses from COM-1616640 - 3842 sf In-N-Out restaurant |
| COM-1707235 | Electrical / panel | Expired Permit | Iss. May 4, 2017 | $1,100 | Install a single temp power pole 200 amp for construction purposes. |
| COM-1616640 | New commercial / non-residential building | Certificate of Occupancy | Iss. Apr 17, 2017 | $683,284 |