Sacramento 95832 · Meadowview · APN 053-0190-015-0000 · 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 Jan 23, 2018, 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
Sign (SIG-1707303): Issued after 5 mo (7.7× 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)
Closest lead: New home at 2051 Delta Cove Dr (0.31 mi NE, 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)
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: 239 homes completed, 141 permitted, 270 proposed or in review; 1 commercial or mixed-use project.
408 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.
500 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 new single-family home (2240 Mist Fall Way): First appeared in published agency feed
Record RES-2623131 · 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-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
Nearby new single-family home (2248 Delta Cove Dr): First appeared in published agency feed
Record RES-2623330 · 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 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 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 5 mo (7.7× the 19d median) — slower than 90% of sign permits in City of Sacramento (median 19d, 90th pct 76d, n=1,075).
Issued after 5 mo (7.7× 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 9.5 yr (84.9× 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 9.9 yr (88.1× 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 (4.1× the 33d median) — above the 75th percentile for other permits in City of Sacramento (median 33d, 75th pct 85d, n=837).
In "In review" for 4 mo (since Jul 22, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657).
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 |
|---|---|---|---|---|
| Premier Sign | Sign | 3 on parcel3 in ½ mi | $15,500 | 0 vs 0 prior |
| Bay Alarm | Commercial tenant improvement | 1 on parcel2 in ½ mi | $2,150 | 0 vs 0 prior |
| Foothill Fire Alarm And Security | Commercial tenant improvement | 1 on parcel1 in ½ mi | $1,200 | 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) |
| Accessory dwelling unit (new or conversion) |
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.
Pannera Fire Alarm
Pannera Fire alarm plans associated with Com-1620977.
Delta Shores - Panera T.I. - REVISIONS 5
EPC - Revisions to T.I. permit COM-1620977 for Panera
PANERA BREAD DELTA SHORES SIGN PERMIT 2 OF 2
PANERA BREAD SIGN PERMIT : Install (2) Detached / Illuminated (N&O), Install (2) Detached non-illuminated (P & U), and attached / non-illuminated signs.
PANERA BREAD-DELTA SHORES SIGN PERMIT 1 OF 2
PANERA BREAD SIGN PERMIT: Install (6) Attached / Illuminated signs (A,C,D,E,G, & H), Install (2) Detached / Illuminated signs (I & J), & (3) detached / Illuminated signs (K,L & M)
(2) METAL AWNINGS (Panera Bread)
Revision to COM-1606233: Install (2) metal awnings onto existing Panera Bread (All inspections to be scheduled under COM-1606233)
Deferred Submittal (Fire Alarm
EXPEDITED - Deferred from Com-1606233 deferred fire alarm.
EPC Submittal - Deferred/Revision to Issued Permit COM-1606233 - Modifications to MS-2 Drawings and structural calculations. All Changes to Plans are Delta Clouded as "CR-MS2" on each sheet
EPC Submittal - 1st Time Occupancy of Commercial Building - tenant improvement to include new walls, finishes, fixtures and equipment
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
1.23 acres
Assessor's classification for assessment purposes. This is not zoning.
8120 DELTA SHORES CIR S
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 053-0190-015-0000. 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.
| Signature Homes Recent nearby: 2204 Valley Delta Way (Sep 10, 2026) | New single-family home | 301 in ½ mi | $110,649,943 | 213 vs 118 prior+81% |
| KB Home Sacramento Recent nearby: 8052 Woodpecker Way (Oct 20, 2026) | New single-family home | 143 in ½ mi | $55,832,575 | 216 vs 61 prior+254% |
| Meritage Homes Of California Recent nearby: 8184 Ruby Kinglet Dr (Sep 8, 2026) | New single-family home | 35 in ½ mi | $17,394,520 | 228 vs 12 prior+1800% |
| DR Horton Recent nearby: 2105 River Willow Way (Aug 26, 2026) | New single-family home | 25 in ½ mi | $9,718,794 | 178 vs 4 prior |
| Roberts Managing Contractors Recent nearby: 8128 Delta Shores Cir (Aug 10, 2018) | New commercial / non-residential building | 18 in ½ mi | $165,820 | 0 vs 0 prior |
| Jm Stitt Construction Recent nearby: 8248 Delta Shores Cir (Aug 19, 2026) | New commercial / non-residential building | 4 in ½ mi | $3,357,630 | 2 vs 1 prior |
| Chris Construction Merged: CHRIS CONSTRUCTION · CHRIS CONSTRUCTION INC Recent nearby: 8148 Delta Shores Circle Cir 140 (Jun 23, 2020) | Commercial tenant improvement | 3 in ½ mi | $570,000 | 0 vs 1 prior |
| 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) |
| SignOn this parcel | 1,075 | 9d | 19d | 42d | 76d | 19d(vs 20d 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.