8176 Delta Shores Cir S
Sacramento 95832 · Meadowview · City of Sacramento · Coordinates: 38.46347, -121.49425
Executive Verdict · Public-Records Synthesis
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).
Upsides & Opportunities
- ✓ 40 documented municipal building permits on file
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)
- ✓ 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
- ! Mapped flood awareness zone (Zone X: reduced flood risk due to levee)
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)
- ! Delayed or open permit activity on this parcel
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)
- ! 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:
- 400,752 sq ft (9.20 ac)
- Assessor use:
- Retail / Commercial · Shopping Center · Regional
- Tax rate area:
- 03056
- Addresses on lot:
- 8174 DELTA SHORES CIR S; 8176 DELTA SHORES CIR S; 8176 DELTA SHORES CIR S STE 100 STE 100
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 X: reduced flood risk due to levee (about 6% of the lot); Zone X: reduced flood risk due to levee (about 94% 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-1811474) (Abandoned)On this parcel
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).
- Plan revision / deferred submittal (SUB-1803511) (Abandoned)On this parcel
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).
- Sign (SIG-1704715) (Finaled)On this parcel
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).
- Plan revision / deferred submittal (SUB-1711351) (Abandoned)On this parcel
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).
Entity-resolved builders & contractors in ½ mile: Roberts Managing Contractors (3 on parcel, 19 in ½ mi · New commercial / non-residential building); Bay Alarm (3 on parcel, 4 in ½ mi · Fire alarm / sprinkler); Horizon Retail Construction (2 on parcel, 3 in ½ mi · Commercial tenant improvement); Advanced Retail Construction (2 on parcel, 2 in ½ mi · Commercial tenant improvement); Wisconsin Lakeview Construction (2 on parcel, 2 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (40 permits, 2 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2603872 | Fire alarm / sprinkler | Issued | Iss. Mar 19, 2026 | $4,169 | EPC - INSTALLATION OF NAPCO CELLULAR SOLE PATH COMMUNICATOR, SLE-MAX2-CFBPS TO AN EXISTING APPROVED FIRE ALARM SYSTEMS… |
| COM-2421516 | Electrical / panel | Finaled | Iss. Oct 1, 2024 | $29,370 | Electrical Permit: Replace damaged meter pedestal that controls a portion of the site lights. Meter pedestal was hit b… |
| COM-2212614 | Plan revision / deferred submittal | Complete | App. Jun 15, 2022 | — | EPC - REVISION TO COM-2202042 MODIFICATION TO ELECTRICAL ONE LINE AND LIGHTING PLAN |