Sacramento 95832 · Meadowview · APN 053-0190-017-0000 · City of Sacramento
Zoned C-2-PUD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $569,000 ($501,000–$637,000).
Public building records show issued construction/renovation work on this parcel (15 total permits, latest Feb 3, 2026).
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.
$569,000
Benchmark range: $501,000 – $637,000
Addition (adds square footage) (COM-2125815): Issued after 8 mo (6.0× the 42d median) — slower than 90% of addition (adds square footage) permits in City of Sacramento (median 42d, 90th pct 162d, n=1,948).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: New home at 2051 Delta Cove Dr (0.3 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 (~$578/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: 231 homes completed, 133 permitted, 259 proposed or in review; 1 commercial or mixed-use project.
381 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.
463 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-2620794 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby new single-family home (2240 Delta Cove Dr): First appeared in published agency feed
Record RES-2623334 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2609811 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2620792 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2619684 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2524553 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2612006 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
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
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
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
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 8 mo (6.0× the 42d median) — slower than 90% of addition (adds square footage) permits in City of Sacramento (median 42d, 90th pct 162d, n=1,948).
High-impact scale ($1,200,000 declared valuation across 7 permits).
Issued after 3 mo (3.0× the 33d median) — above the 75th percentile for other permits in City of Sacramento (median 33d, 75th pct 85d, n=837).
Issued after 11 mo — above the 75th percentile for new commercial / non-residential building permits in City of Sacramento (median 241d, 75th pct 334d, n=150).
Issued after 2 mo (2.8× the 19d median) — above the 75th percentile for sign permits in City of Sacramento (median 19d, 75th pct 42d, n=1,075).
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 |
|---|---|---|---|---|
| Cirks Construction | Plan revision / deferred submittal | 6 on parcel6 in ½ mi | $190,500 | 0 vs 8 prior−100% |
| National Sign And Marketing | Sign | 3 on parcel3 in ½ mi | $31,600 | 0 vs 0 prior |
| Tri Signal Integration | Commercial tenant improvement | 1 on parcel2 in ½ mi |
| 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 ($5,700/yr) + local voter-approved bond debt ($798/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.
−$20,527/yr
Cash needed: $125,400
NOI: $14,060/yr
P&I: $2,882/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 | −$1,995/mo | -19.1% | $5,062/mo | −$1,957/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,475/mo | −$1,711/mo | -16.4% | $4,685/mo | −$1,532/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 | −$1,547/mo | -14.8% | $4,576/mo | −$1,208/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 / completedJul 20, 2016 – Jun 21, 2017
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
Chick-fil-A @ Delta Shores - Addition and Remodel
EPC - Type V-B; Occupancy A-2. Remodel to existing Chick-fil-A restaurant that includes: building addition of 112 SQFT, modification to existing drive-thru window canopy, new playground flooring, kitchen upgrade and interior expansion, modification to existing fire sprinkler and CO2 monitoring system (see FP sheets), repainting of exterior stucco, new drive-thru expansion and associated site work.
Change-out installation of Gas - 050 gallon to Gas - 050 gallon, located inside building, screening not required.
CANOPIES (CHICK -FIL-A)
EPC - (CHICK -FIL-A) : Install CANOPIES over the existing drive thru for the protection of employees. DOUBLE LANE ORDER CANOPY @ 444 SF; MEAL CANOPY (FACE TO FACE) @ 1143 SF WITH MINOR ELECTRICAL AND PLUMBING WORK
Chick-fil-A Remodel
EPC - Install new commercial high-temp ventless dishwasher with attached clean table and new 12" floor sink installed at existing drain in kitchen of existing Chick-fil-A restaurant.
PERMIT TO REPLACE EXPIRED CHIC-FIL-A SIGN PERMIT SIG-1706387
Permit to complete work on expired COM-1706387:Install (2) set illuminated channel letters, (1) illuminated "logo"; (3) illuminated directional signs; (2) drive-thru canopy signs; (2) sets illuminated address signs. Non-electric signage of 4SF or less does not require review. (2) Chick-Fil-A double facings on detached multi tenant pylon signs do not require permits.
Delta Shores - CHIK-FIL-A
Install ANSUL System for existing hood.
Delta Shores - CHIK-FIL-A - deferred Canopy Structural
EPC - Structural review only of deferred canopies for Chik-Fil-A under COM-1611447
Delta Shores - CHIK-FIL-A - Deferred Trusses
Deferred trusses from COM-1611447 (4572 sf 1-story Type-VB restaurant with drive-thru)
Delta Shores - CHIK-FIL-A
Install sprinkler monitoring system
Chic--fil-A (1) Flag Pole & (2) Vertical Clearance warning bars
Install (1) Flag Pole & (2) Vertical Clearance warning bars at the Delta Shores Chic-fil-A location
Delta Shores - CHIK-FIL-A OTC Elec Revision e-3.2
OTC electrical revision to sheet E-3.2 for Chik-Fil-A under COM-1611447 (4572 sf 1-story Type-VB restaurant with drive-thru)
Delta Shores - CHIK-FIL-A - Deferred Sprinklers
Deferred sprinklers for Chik-Fil-A from COM-1611447 (4572 sf 1-story Type-VB restaurant with drive-thru)
temp power
EXPEDITED - 100 amp temp power pole with 2-50 a srvo drops for construction power & trailer
Delta Shores - CHIK-FIL-A
EPC Submittal - New Commercial Building - 4572 sf 1-story Type-VB restaurant with drive-thru + site development at Delta Shores - PLNG-INSP
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
1.07 acres
Assessor's classification for assessment purposes. This is not zoning.
8104 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 053-0190-017-0000. 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.
| $2,200 |
| 0 vs 0 prior |
| Cirks Construction Dba Kdc Construction | New commercial / non-residential building | 1 on parcel1 in ½ mi | $1,200,000 | 0 vs 0 prior |
| Bonney Plumbing | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $18,291 | 45 vs 99 prior−55% |
| Northern Fire Inspection | Commercial tenant improvement | 1 on parcel1 in ½ mi | $3,600 | 0 vs 0 prior |
| Sr Bray | Electrical / panel | 1 on parcel1 in ½ mi | $2,800 | 0 vs 0 prior |
| Signature Homes Recent nearby: 2217 Valley Delta Way (Sep 10, 2026) | New single-family home | 275 in ½ mi | $101,684,782 | 213 vs 118 prior+81% |
| KB Home Sacramento Recent nearby: 8053 Ruby Kinglet Dr (Oct 20, 2026) | New single-family home | 148 in ½ mi | $57,837,994 | 216 vs 61 prior+254% |
| Meritage Homes Of California Recent nearby: 8184 Ruby Kinglet Dr (Sep 8, 2026) | New single-family home | 31 in ½ mi | $15,386,492 | 228 vs 12 prior+1800% |
| 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)On this parcel | 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.
CHIC-FIL-A SIGN PERMIT
Install (2) set illuminated channel letters, (1) illuminated "logo"; (3) illuminated directional signs; (2) drive-thru canopy signs; (2) sets illuminated address signs. Non-electric signage of 4SF or less does not require review. (2) Chick-Fil-A double facings on detached multi tenant pylon signs do not require permits.