8166 Delta Shores Cir S
Sacramento 95832 · Meadowview · City of Sacramento · Coordinates: 38.46356, -121.49277
Executive Verdict · Public-Records Synthesis
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).
Upsides & Opportunities
- ✓ 30 documented municipal building permits on file
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)
- ✓ 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)
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)
- ! Delayed or open permit activity on this parcel
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)
- ! 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:
- 54,450 sq ft (1.25 ac)
- Assessor use:
- Retail / Commercial · Shopping Center · Regional
- Tax rate area:
- 03056
- Addresses on lot:
- 8164 DELTA SHORES CIR S; 8166 DELTA SHORES CIR S; 8166 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 (all 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
- Commercial tenant improvement (COM-2202171) (Certificate of Occupancy)On this parcel
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).
- Plan revision / deferred submittal (SUB-1803694) (Abandoned)On this parcel
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).
- Commercial tenant improvement (COM-1700548) (Certificate of Occupancy)On this parcel
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).
- Commercial tenant improvement (COM-1620460) (Certificate of Occupancy)On this parcel
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).
Entity-resolved builders & contractors in ½ mile: Roberts Managing Contractors (4 on parcel, 20 in ½ mi · New commercial / non-residential building); Capitol Neon (3 on parcel, 3 in ½ mi · Sign); Bay Alarm (2 on parcel, 3 in ½ mi · Commercial tenant improvement); The Fireout Sprinkler (1 on parcel, 3 in ½ mi · Commercial tenant improvement); Concept And Interior (2 on parcel, 2 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (30 permits, 1 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2617657 | Commercial tenant improvement | Issued | Iss. Sep 24, 2026 | $5,000 | Remove partition walls, add new 2x4 recess lay in light fixtures. |
| SIG-2618595 | Sign | Issued | Iss. Sep 9, 2026 | $5,500 | Installation of LED illuminated individual channel letters to the wall for "Top Tech Phone Repair". |
| COM-2608783 | Fire alarm / sprinkler | Finaled | Iss. May 12, 2026 | $1,500 | EPC - ADDING NETWORK DUE TO COMMUNICATOR LOSING SIGNAL. |
| COM-2202171 | Commercial tenant improvement | Certificate of Occupancy | Iss. Aug 24, 2022 |