Sacramento 95832 · Meadowview · APN 053-0190-010-0000 · City of Sacramento
Zoned C-2-PUD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $456,000 ($401,000–$511,000).
On-parcel permit history is indexed through Sep 24, 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)
all 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.
$456,000
Benchmark range: $401,000 – $511,000
Commercial tenant improvement (COM-2202171): Issued after 7 mo (3.3× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
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
Since November 2024 within ½ mile: 248 homes completed, 155 permitted, 226 proposed or in review; 1 commercial or mixed-use project.
422 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.
521 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.
Record RES-2620796 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2620779 · 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
Record RES-2509260 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2524550 · 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 →Issued after 7 mo (3.3× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
Pending in review for 8.7 yr (77.6× 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 (4.1× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
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).
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).
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).
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 | 4 on parcel20 in ½ mi | $168,820 | 0 vs 0 prior |
| Capitol Neon | Sign | 3 on parcel3 in ½ mi | $10,166 | 0 vs 0 prior |
| Bay Alarm | Commercial tenant improvement | 2 on parcel3 in ½ mi | $3,650 | 0 |
| 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 ($4,550/yr) + local voter-approved bond debt ($637/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.
−$12,238/yr
Cash needed: $100,100
NOI: $15,371/yr
P&I: $2,301/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 | −$1,304/mo | -15.6% | $4,098/mo | −$1,257/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,475/mo | −$1,020/mo | -12.2% | $3,793/mo | −$832/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 | −$856/mo | -10.3% | $3,705/mo | −$509/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
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
REMODEL
Remove partition walls, add new 2x4 recess lay in light fixtures.
TOP TECH PHONE REPAIR
Installation of LED illuminated individual channel letters to the wall for "Top Tech Phone Repair".
FIRE EQUIPMENT
EPC - ADDING NETWORK DUE TO COMMUNICATOR LOSING SIGNAL.
cold stone #130
EPC - convert existing 1093 sq ft gnc store to cold stone creamery . remodel work to include mechanical, electrical, plumbing, finishes, interior walls, fire protection and installing kitchen equipment, exterior signage to be issued under separate permit
8166 Delta Shores Cir STE 130/Unit 47 - Install Sign (Cold Stone Creamery)
LED Channel letter LED Box Sign - Cold Stone Creamery
REVISION TO COM-1823854
REVISION TO COM-1823854: Modify layout of food preparation area length and width.
Sourdough & Co Sign Permit - Delta Shores
Install (2) Attached / Illuminated Wall Signs
First Time T.I
First time tenant improvement for New Restaurant. Modify shell floor, new interior partitions, ceiling, finishes, plumbing, electrical, mechanical, lighting and type two exhaust hood, existing HVAC to remain new duct work. (SEE COM-1909155: modify layout of food preparation area length and width.)
EPC Submittal - Remodel of Commercial Building - Tenant Improvement for a See's Candies Store
Sport Clips Harcuts
Install two attached illuminated signs. "Sport Clops Haircuts"
Delta Shores - SHOPS 6 - Sport Clips TI
EPC - 895 sf first-time TI for Sport Clips in Shops 6 building at Delta Shores
Delta Shores - SHOPS 6 Suite #120 Modified Sprinklers
Sprinkler modifications to Suite #120 in Shops 6 shell building. No occupancy. Sport Clips TI under separate permit.
Delta Shores - SHOPS 1 - Suite #110 Sprinklers
Modifications to sprinkler system for future retail tenant in Suite #110 of Shops 1 shell building at Delta Shores
Delta Shores - South Regional Commercial Center - SHOPS 6
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
1.25 acres
Assessor's classification for assessment purposes. This is not zoning.
8164 DELTA SHORES CIR S; 8166 DELTA SHORES CIR S; 8166 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 053-0190-010-0000. 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.
| The Fireout Sprinkler | Commercial tenant improvement | 1 on parcel3 in ½ mi | — | 0 vs 0 prior |
| Concept And Interior | Commercial tenant improvement | 2 on parcel2 in ½ mi | $150,000 | 0 vs 0 prior |
| Tri Signal Integration | Commercial tenant improvement | 1 on parcel2 in ½ mi | $2,200 | 0 vs 0 prior |
| Cutting Edge Builders | Commercial tenant improvement | 1 on parcel1 in ½ mi | $425,000 | 0 vs 0 prior |
| Cte Group | Commercial tenant improvement | 1 on parcel1 in ½ mi | $200,000 | 0 vs 0 prior |
| Plowman Construction | Commercial tenant improvement | 1 on parcel1 in ½ mi | $77,000 | 0 vs 0 prior |
| Cimico Signs | Sign | 1 on parcel1 in ½ mi | $8,397 | 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.
REPLACEMENT PERMIT FOR REVISIONS ISSUED UNDER COM-1716370 - Remodel to tenant space in shell building COM-1606231 for warm shell purpose - NOT FOR OCCUPANCY {SCOPE REDUCTION 1/24/18: Eliminate installation of T-bar ceiling grid & tiles, HVAC grills/diffusers & remainder of ductwork, additional TI fire sprinkler drops and interior lighting over sales floor.}
Delta Shores - GNC T.I. - Revised Sprinklers
Revised sprinkler plans for GNC T.I. under COM-1700548
revision Delta Shores - Panda Express Tenant Improvement
revision to COM-1620460 to relocate roof mount exhaust fan
Delta Shores - AT&T TI - Revision
Flopped product room and restroom at back of TI space for COM-1620154
ANSUL
Install ansul system in existing hood.
Delta Shores - SHOPS 6 - GNC T.I.
1093 sf first-time retail T.I. for GNC in Delta Shores Shops 6 building, COM-1606231
REVISION TO SIG-1713068
REVISION TO SIG-1713068 TO CHANGE MOUNTING DETAIL FOR SIGNS A/B, DESIGN CHANGE TO BLADE SIGN C TO MAKE SIGN SMALLER.
Delta Shores - Panda Express Tenant Improvement
EXPEDITED - EPC Submittal - 1st Time Occupancy of Commercial Building - 1994 sf restaurant tenant improvement for Panda Express in Type-VB Shops 6 building COM-1606231 at Delta Shores( revision COM-1719410 relocate roof mount exhaust fan CRF 10-19-2017)
Delta Shores - SHOPS 6 - Deli Delicious TI
EPC - 1328 sf sandwich shop tenant improvement in Shops 6 Building COM-1606231 (7224 sf 1-story Type-VB multi-tenant retail (M) building)
GNC SIGN PERMIT- Delta Shores
Install (3) Building Signs: (2) Illuminated / Attached Wall Signs & (1) Non-Illuminated / Attached Blade Sign. REVISION TO SIG-1713068 TO CHANGE MOUNTING DETAIL FOR SIGNS A/B, DESIGN CHANGE TO BLADE SIGN C TO MAKE SIGN SMALLER UNDER COM-1717202
Delta Shores - SHOPS 6 - Revisions 1
EPC - Architectural & E/M/P revisions per narrative for COM-1606231 (7224 sf 1-story Type-VB multi-tenant retail (M) building)
EPC Submittal - Deferred/Revision to Issued Permit COM-1606231 - Revision to City Approved Plans
PANDA EXPRESS SIGN
SUITE 140, INSTALL 3 ILLUMINATED WALL SIGNS AND 2 MONUMENT SIGN PANELS (WITH NO CHANGE TO STRUCTURAL/ELECTRICAL ON MONUMENT) FOR PANDA EXPRESS
ATT SIGN PERMIT
Install (3) attached /illuminated LED Channel letter wall signs
deferred submital Delta Shores - South Regional Commercial Center - SHOPS 6
deferred COM-1606231 to install a sprinkler monitoring system
EPC Submittal - 1st Time Occupancy of Commercial Building - Tenant improvement project in an existing building shell for a new fast-food restaurant. Work includes new non-bearing partitions, gyp. board, ceiling, walk-in units, floor and wall finishes, new lighting fixtures, plumbing fixtures, underground plumbing, gas piping and new exhaust fans, make-up air unit, condenser, and Type-I hood.
temp power
EXPEDITED - install 200 amp temp power pole for construction site.