8162 Delta Shores Cir S
Sacramento 95832 · Meadowview · City of Sacramento · Coordinates: 38.46353, -121.49195
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
- ✓ 12 documented municipal building permits on file
On-parcel permit history is indexed through Mar 23, 2022, 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
Sign (SIG-2123456): Issued after 3 mo (4.5× the 19d median) — slower than 90% of sign permits in City of Sacramento (median 19d, 90th pct 76d, n=1,075).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: New home at 1445 Brook Trout Way (0.42 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:
- 66,211 sq ft (1.52 ac)
- Assessor use:
- Retail / Commercial · Restaurant · Fast Food Service
- Tax rate area:
- 03056
- Addresses on lot:
- 8162 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 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
- Sign (SIG-2123456) (Finaled)On this parcel
Issued after 3 mo (4.5× the 19d median) — slower than 90% of sign permits in City of Sacramento (median 19d, 90th pct 76d, n=1,075).
- Sign (SIG-2118335) (Expired Permit)On this parcel
Issued after 5 mo (8.2× the 19d median) — slower than 90% of sign permits in City of Sacramento (median 19d, 90th pct 76d, n=1,075).
- Other (COM-1820675) (Finaled)On this parcel
Issued after 12 mo (11.1× the 33d median) — slower than 90% of other permits in City of Sacramento (median 33d, 90th pct 196d, n=837).
- New commercial / non-residential building (COM-1810673) (Certificate of Occupancy)On this parcel
Issued after 17 mo (2.1× the 241d median) — slower than 90% of new commercial / non-residential building permits in City of Sacramento (median 241d, 90th pct 498d, n=150).
Entity-resolved builders & contractors in ½ mile: The Fireout Sprinkler (1 on parcel, 4 in ½ mi · Commercial tenant improvement); Miller Pacific (3 on parcel, 3 in ½ mi · New commercial / non-residential building); Sacramento Control (2 on parcel, 2 in ½ mi · Fire alarm / sprinkler); Johnson United (1 on parcel, 1 in ½ mi · Sign); Stephen Christopher Jones (1 on parcel, 1 in ½ mi · Sign).
Permit & Project History on This Parcel (12 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2206252 | Plan revision / deferred submittal | Complete | App. Mar 23, 2022 | — | EPC - Deferred awnings for COM-1810673 Sonic Burger at Delta Shores |
| SIG-2123456 | Sign | Finaled | Iss. Jan 26, 2022 | $5,000 | Install (2) detached / illuminated menu sign boards, (1) clearance bar, and (1) drive-thru canopy w/ speaker / mic |
| SIG-2118335 | Sign | Expired Permit | Iss. Jan 25, 2022 | $4,500 | Install (3) single sided illuminated wall signs, (2) tenant panels into existing freeway sign and (2) tenant panels into… |
| COM-2119542 | Plan revision / deferred submittal | Complete | App. Sep 8, 2021 |