Sacramento 95832 · Meadowview · APN 053-0190-009-0000 · City of Sacramento
Zoned C-2-PUD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $409,000 ($360,000–$458,000).
On-parcel permit history is indexed through Mar 19, 2026, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
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)
about 6% 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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$409,000
Benchmark range: $360,000 – $458,000
Plan revision / deferred submittal (SUB-1811474): Pending in review for 8.4 yr (74.9× 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)
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
Since November 2024 within ½ mile: 216 homes completed, 113 permitted, 47 proposed or in review; 1 commercial or mixed-use project.
336 projects with a record in this window, grouped by us from permits and State housing reports. Units are as proposed on each project's latest record and counted at its current stage.
424 permits within ½ mile since November 2024
The map shows new construction, ADUs, demolitions, additions, and renovations. Routine systems work (roofs, HVAC, water heaters) is counted but not mapped. Unit counts are as stated on permits.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: permits located by parcel, ½ mile radius · Source updated Nov 1, 2026 · Retrieved Nov 3, 2026
Public-records benchmark estimate combining Zillow Home Value Index (Data provided by Zillow), Census ACS 5-year estimates, parcel land-use/lot characteristics, and issued building permits. Not an official appraisal.
Permit counts, by the date issued (or applied, if not yet issued). Lot splits are planning cases, which we don't have.
We read public zoning and hazard maps against state law (ADUs: Gov. Code 66314; SB 9: Gov. Code 65852.21 and 66411.7). Local rules, title, tenancy history and site conditions can change the answer. Check with City of Sacramento's planning department before relying on it.
Sources: City of Sacramento CDD, Zoning (retrieved Nov 11, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Nov 9, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Nov 9, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Nov 9, 2026) · Zoning classes: our classification of C-2 as commercial, checked against the zone description on Oct 24, 2026
Chronological history of building permit applications and issuances, snapshot-dated status changes, State housing entitlements, surrounding development within ½ mile, and area home-value trends.
Nearby plan revision / deferred submittal (1445 Goldfish Way): First appeared in published agency feed
Record RES-2622457 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2524553 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2612006 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2508896 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2620414 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby pool / spa (2028 Flowing Way): Status changed from Plan Check Target to Ready-to-Issue
Record RES-2620479 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (8145 Freeport Blvd A): Status changed from Processing to Complete
Record RES-2621106 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (8145 Freeport Blvd A): Description text was updated
Record RES-2621106 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (1453 Carp Way): First appeared in published agency feed
Record RES-2622538 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby new single-family home (1437 Speckled Dace Way): First appeared in published agency feed
Record RES-2622764 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby pool / spa (1524 Carp Way): First appeared in published agency feed
Record RES-2623637 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2620626 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2620626 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2620626 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2611069 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Cross-referenced intelligence from our historical development graph—connecting parcels, permits, entity-resolved builders, empirical review-time distributions, and neighborhood renovation trends.
Explore full City of Sacramento development graph →Pending in review for 8.4 yr (74.9× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Pending in review for 8.7 yr (77.7× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Issued after 4 mo (6.4× the 19d median) — slower than 90% of sign permits in City of Sacramento (median 19d, 90th pct 76d, n=1,075).
Pending in review for 9.4 yr (83.5× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Issued after 8 mo (7.2× the 33d median) — slower than 90% of other permits in City of Sacramento (median 33d, 90th pct 196d, n=837).
Issued after 8 mo (3.8× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 8,373 parcels
−12.6% YoY
City baseline: 30.4 / 1k
163 in trailing 24m
Includes 18 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Roberts Managing Contractors | New commercial / non-residential building | 3 on parcel19 in ½ mi | $165,820 | 0 vs 0 prior |
| Bay Alarm | Fire alarm / sprinkler | 3 on parcel4 in ½ mi | $15,530 | 0 vs 0 prior |
| Horizon Retail Construction | Commercial tenant improvement | 2 on parcel3 in ½ mi | $490,000 |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family home | 3,657 | 28d | 45d | 85d | 184d | 41d(vs 51d prior) |
| New duplex / half-plex | 115 | 82d | 184d | 416d | 575d | 144d(vs 361d prior) |
| New multifamily / condos / mixed-use | 199 | 125d | 210d | 365d | 627d | 199d(vs 289d prior) |
| New commercial / non-residential building |
HUD Small Area Fair Market Rent · ZIP 95832
HUD FY 2026 · 40th-percentile gross rentCensus ACS 5-year median gross rent (all bedroom counts combined):
Area home-value benchmarks (not an appraisal)
ZIP & neighborhood mediansUnder California Proposition 13, the seller's historical assessed value does not carry over to a buyer. On sale, the parcel is reassessed at the purchase price: 1.00% base rate ($4,100/yr) + local voter-approved bond debt ($574/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
Model adding a backyard ADU or garage conversion under California's Prop 13 blended new-construction assessment (existing house & land tax base stays intact; only ADU build cost is assessed) and SB 13 impact-fee rules.
−$8,994/yr
Cash needed: $90,200
NOI: $15,884/yr
P&I: $2,073/mo
For $0/mo net cash flow
At $2,475/mo gross rent
| Scenario | Assumptions | Year 1 Rent | Year 1 Cash Flow | Cash-on-Cash | Break-Even Rent | Year 5 Cash Flow |
|---|---|---|---|---|---|---|
| Conservative | −8% starting rent, +3% vacancy, +3% combined maintenance/CapEx, 1.5%/yr rent growth | $2,277/mo | −$1,034/mo | -13.8% | $3,720/mo | −$983/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,475/mo | −$750/mo | -10.0% | $3,443/mo | −$558/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,624/mo | −$586/mo | -7.8% | $3,363/mo | −$235/mo |
Rental regulatory context (informational only — not legal advice):
California AB 1482 (Tenant Protection Act, Civ. Code § 1947.12) caps annual rent increases at 5% + local CPI (max 10%) on covered properties. In City of Sacramento: Sacramento Tenant Protection Program (City Code Ch. 5.156) — 5% + CPI (8.6% cap effective July 1, 2026) for covered pre-1995 multifamily units. Official program rules ↗
Finaled / completedMar 23, 2016 – Oct 2, 2018
Finaled / completedMay 18, 2016 – Aug 28, 2017
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
FIRE ALARM
EPC - INSTALLATION OF NAPCO CELLULAR SOLE PATH COMMUNICATOR, SLE-MAX2-CFBPS TO AN EXISTING APPROVED FIRE ALARM SYSTEMS LOCATED IN AN EXISTING COMMERCIAL BUSINESS SPACE.
8174 Delta Shores Circle com minor electrical permit no plans
Electrical Permit: Replace damaged meter pedestal that controls a portion of the site lights. Meter pedestal was hit by a car. Like for like replacement. Located behind the building on the corner.
REVISION TO COM-2202042
EPC - REVISION TO COM-2202042 MODIFICATION TO ELECTRICAL ONE LINE AND LIGHTING PLAN
8176 Delta Shores Cir., S # 140 - Install Signs Tillys
install three (3) illuminated wall signs, install two (2) illuminated plyon-mounted signs.
TILLY SUITE 140
EXPEDITED - EXPEDITE --EPC - SUITE 140 FIRST TIME Tenant Improvement OF 6600 sq ft REMODEL TO INCLUDE MECHANICAL, ELECTRICAL,PLUMBING, FIRE EQUIPMENT, FINISHES, INTERIOR WALLS AND ACCESSIBLE BATHROOM revision COM-2212614 changes to the electrical 1 line and lighting plan
5.11 TACTICAL - TENANT IMPROVEMENT - Delta Shores
EXPEDITED - EPC Submittal - Commercial Tenant Improvement in existing shell space. 5,000 SF. New walls, finishes, millwork, lighting, and mechanical work. New plumbing for accessible restroom, EDF, mop sink.************REVISION TO COM-2001781: (PER INSPECTION CORRECTION LIST): DEEPENED FURRED WALL IN TOILER ROOM FOR FIXTURE PIPING; SHIFTED BACVK OF HOUSE SPACES EASTWARD 6 INCHES; MODIFIED ELECTRICAL PANELS IN STOCKROOM; WALL TYPE CHANGED FOR WEST STOCKROOM INTERIOR WALLS; MODIFIED DETAIL 2-A-1.0L CHANGED FIXTURE PANELS TO GRAY COLOR; ADDED GYPSUM TO CEILING AND CHANGED HALLWAY LIGHTS; ADDED BOX HEADER DETAIL; COORDINATED CEILING FIXTURES; ADDDED DOOR DETAILS AND MODIFIED DOOR SCHEDULE; CHANGED POWER CIRCUITS; REVISED TITLE 24 DOCS; ADJUSTED AIR DEVICES IN TOILET AND DRESSING ROOMS; ADDED PLUMBING FIXTURE SPECS; (2) ELECTRICAL PANELS ADDED TO STOCKROOM; (2) FIRE SPRINKLER HEADS ADDED; ( MULTIPLE OTHER REVISIONS - PLEASE SEE ATTACHED LIST WITHIN ACCELA -DOCUMENT TAB)
5.11 Delta Shores
Install 3 Attached 2 Illuminated 1 Non-Illuminated Signs
DAISO Sign Permit
Install (2) Attached / Illuminated LED Channel Letters
Daiso Japan TI - Deferred Racking
EPC - Deferred racking for COM-1803571 Daiso Japan TI (7579 sf 1st time tenant improvement for retail store in Major 8 building at Delta Shores)
Delta Shores Fire Alarm System Upgrades
Add notification and duct detector monitoring to the existing fire alarm system due to remodel work being done. Project area 3850sf
EPC Submittal - Deferred/Revision to Issued Permit COM-1803571 - Racking for interior retail store
Daiso Japan TI
EXPEDITED - EPC - 7579 sf 1st time tenant improvement for Daiso japan retail store in Major 8 building at Delta Shores
EPC Submittal - New Commercial Building - Tenant improvement for Daiso retail space.
Bath & Body Works Sign Permit
Install (2) two attached / illuminated LED Channel letter wall signs
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel (APN) · Source updated Nov 1, 2026 · Retrieved Nov 3, 2026 · Applied and issued dates come from the city's Applied and Issued permit datasets. The city publishes current status without a date, so status changes are dated by the window between our snapshots.
No housing activity reported to the State for this parcel (2018–2025 reports).
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Nov 9, 2026 · From City of Sacramento's Housing Element Annual Progress Reports. A project can appear in several report years as it moves from entitlement to permit to completion.
Source: City of Sacramento CDD, Zoning · Geography: zoning district polygon at parcel point · Source updated Nov 11, 2026 · Retrieved Nov 11, 2026
9.20 acres
Assessor's classification for assessment purposes. This is not zoning.
8174 DELTA SHORES CIR S; 8176 DELTA SHORES CIR S; 8176 DELTA SHORES CIR S STE 100 STE 100
Source: Sacramento County GIS, Parcels · Geography: parcel · Source updated Nov 8, 2026 · Retrieved Nov 8, 2026
Assessed values and limited building characteristics (Sacramento County Assessor)
Current roll value. This is assessed value, not market value.
Search by parcel number 053-0190-009-0000. Shows direct levies and special assessments.
Search the city's permit system by address or record number
The official flood hazard map for this location. Our reading of it is under What could be built here.
This site does not show owner names.
| Advanced Retail Construction Merged: Advanced Retail Construction Inc. · ADVANCED RETAIL CONSTRUCTION INC | Commercial tenant improvement | 2 on parcel2 in ½ mi | $603,500 | 0 vs 0 prior |
| Wisconsin Lakeview Construction | Commercial tenant improvement | 2 on parcel2 in ½ mi | $285,000 | 0 vs 0 prior |
| Hubbard Sign | Sign | 2 on parcel2 in ½ mi | $5,445 | 0 vs 0 prior |
| Johnson United | Sign | 2 on parcel2 in ½ mi | $5,000 | 0 vs 0 prior |
| Rmc Constructors | New commercial / non-residential building | 1 on parcel1 in ½ mi | $4,306,515 | 0 vs 0 prior |
| National Commercial Builders | Commercial tenant improvement | 1 on parcel1 in ½ mi | $250,000 | 1 vs 1 prior |
| Heartland Retail Construction | Commercial tenant improvement | 1 on parcel1 in ½ mi | $150,000 | 0 vs 0 prior |
| 150 |
| 155d |
| 241d |
| 334d |
| 498d |
| 229d(vs 293d prior) |
| Accessory dwelling unit (new or conversion) | 1,693 | 57d | 97d | 172d | 284d | 97d(vs 103d prior) |
| Addition (adds square footage) | 1,948 | 6d | 42d | 83d | 162d | 49d(vs 43d prior) |
| Remodel / interior alteration | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvementOn this parcel | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Computed from issued permits with recorded application and issuance dates over the trailing 60 months. Categories with fewer than 20 permits are excluded.
ROSS SIGNAGE
INSTALL 3 ATTACHED/ILLUMINATED AND 1 ATTACHED NON-ILLUMINATED SIGNS FOR ROSS
Delta Shores - MAJOR 8 - Bath & Body Works
Add notification and duct detector to the fire alarm system.
Delta Shores - Major 6 - Ross TI
Tenant improvement for Ross to include shelving/racking, cash wraps and dressing room wall installation only
Delta Shores - MAJOR 6 - Ross Facade/Ceiling Revisions
OTC misc façade revisions and t-bar ceiling expansion joints for ROSS
Revision
EXPEDITED - Revision to Com-1607713 revise electrical sheets.
Delta Shores - MAJOR 8 - Bath & Body Works
3850 sf first-time TI for Bath & Body Works in MAJOR 8 building at Delta Shores, shell COM-1607714
ULTA Beauty
ULTA Beauty 8180 DELTA SHORES CIR S - Install 2 LED attached illuminated signs & 1 attached non-illuminated blade sign.
Delta Shores - MAJOR 6 & MAJOR 7 - Revisions 1
EPC - Structural, Architectural & E/M/P revisions per narrative for COM-1607713 (37,882 sf gross (35,180 sf retail, 67 sf Fire room, 2635 sf cvrd roof area) 1-story Type-IIB multi-tenant retail (M) shell building [24,952 sf & 10,228 sf future tenant spaces])
Fire Equipment Install
Add Notification & Duct detector monitoring to Fire Alarm
Delta Shores - MAJOR 8 - Revisions 1
EPC - Structural, Architectural & E/M/P revisions to shell building under COM-1607714 (32,755 sf gross (29,898 retail, 320 sf elec/Fire rooms, 2537 cvrd roof area)1-story Type-IIB multi-tenant retail (M) shell building)
EPC Submittal - Deferred/Revision to Issued Permit COM-1607713 - Revisons to Permit Plans
Delta Shores - Famous Footwear - Deferred Perimeter Racking
EPC - Deferred perimeter racking in sales area for Famous Footwear T.I. COM-1617187 (6820 sf retail tenant improvement in Major 8 shell, COM-1607714)
Delta Shores - MAJOR 7 - ULTA T.I.
EPC - 10,278 sf tenant improvement for ULTA in MAJOR 7 portion of MAJOR 6 & 7 shell building COM-1607713 {37,882 sf gross (35,180 sf retail, 67 sf Fire room, 2635 sf cvrd roof area) 1-story Type-IIB multi-tenant retail (M) shell building [24,952 sf & 10,228 sf future tenant spaces]}
Delta Shores - Famous Footwear
EPC Submittal - 1st Time Occupancy of Commercial Building - 6820 sf retail tenant improvement for Famous Footwear in Major 8 shell, COM-1607714
Delta Shores - MAJOR 6 - Deferred Fire Alarm
EPC - Deferred fire alarm for ROSS in Major 6 & 7 building, COM-1607713 [37,882 sf gross (35,180 sf retail, 67 sf Fire room, 2635 sf cvrd roof area) 1-story Type-IIB multi-tenant retail (M) shell building]
EPC Submittal - Deferred/Revision to Issued Permit COM-1607714 - Revisions to Plans
EPC Submittal - Deferred/Revision to Issued Permit COM-1607714 - Resubmittal sheets to original Permit
8176 Delta Shores
Install (1) 1PH 100 amp temp power pole for construction use.
Delta Shores - Bath & Body Works - Deferred Racking
Deferred racking from COM-1707568 (3850 sf first-time TI for Bath & Body Works in MAJOR 8 building at Delta Shores)
FAMOUS FOOTWEAR SIGN
INSTALL 2 ATTACHED/ILLUMINATED AND 1 ATTACHED NON-ILLUMINATED SIGNS FOR FAMOUS FOOTWEAR. Included facings for multi-tenant pylon sign do not require a permit and their associated square footage are not included.
ROSS SIGNAGE
INSTALL 3 ATTACHED/ILLUMINATED AND 1 ATTACHED NON-ILLUMINATED SIGNS FOR ROSS
EPC Submittal - 1st Time Occupancy of Commercial Building - RETAIL TENANT IMPROVEMENT TO NEW SHELL LEASE SPACE FOR PAYLESS SHOESOURCE. INCLUDES INTERIOR WALLS, SHELVING FIXTURES, CEILING WORK, LIGHTING, ELECTRICAL, MECHANICAL AND PLUMBING. SIGNAGE AND FIRE PROTECTION UNDER SEPARATE PLAN CHECK AND PERMITS.
EPC Submittal - 1st Time Occupancy of Commercial Building - Interior Remodeling / Build-out of a mercantile / interior space contained within an existing shell building.
EPC Submittal - Remodel of Commercial Building - deferred storage rack permit
EPC Submittal - 1st Time Occupancy of Commercial Building - tenant improvement
Delta Shores - South Regional Commercial Center - MAJOR 6 & MAJOR 7
EXPEDITED - EPC Submittal - New Commercial Building - 37,882 sf gross (35,180 sf retail, 67 sf Fire room, 2635 sf cvrd roof area) 1-story Type-IIB multi-tenant retail (M) shell building [24,952 sf & 10,228 sf future tenant spaces] +12,295 sf perimeter site development - Parcel 9 - PLNG-INSP