8104 Delta Shores Cir S
Sacramento 95832 · Meadowview · City of Sacramento · Coordinates: 38.46607, -121.49212
Executive Verdict · Public-Records Synthesis
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).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$113,400 contributory est.)
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)
- ✓ 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
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)
- ! 1 slow or stalled nearby project within ½ mile
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)
- ! Year 1 Prop 13 tax reset (~$6,937/yr at $569,000)
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
Parcel & Assessor
- Lot size:
- 46,609 sq ft (1.07 ac)
- Assessor use:
- Retail / Commercial · Restaurant · Fast Food Service
- Tax rate area:
- 03056
- Addresses on lot:
- 8104 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: $501,000 – $637,000 · 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
- Addition (adds square footage) (COM-2125815) (Finaled)On this parcel
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).
- Delta Shores - CHIK-FIL-A (Finaled / completed)On this parcel
High-impact scale ($1,200,000 declared valuation across 7 permits).
- Other (COM-1707951) (Finaled)On this parcel
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).
- New commercial / non-residential building (COM-1611447) (Certificate of Occupancy)On this parcel
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).
Entity-resolved builders & contractors in ½ mile: Cirks Construction (6 on parcel, 6 in ½ mi · Plan revision / deferred submittal); National Sign And Marketing (3 on parcel, 3 in ½ mi · Sign); Tri Signal Integration (1 on parcel, 2 in ½ mi · Commercial tenant improvement); Cirks Construction Dba Kdc Construction (1 on parcel, 1 in ½ mi · New commercial / non-residential building); Bonney Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer).
Permit & Project History on This Parcel (15 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2602255 | Addition (adds square footage) | Expired Application | App. Feb 3, 2026 | $1,000,000 | EPC - Type V-B; Occupancy A-2. Remodel to existing Chick-fil-A restaurant that includes: building addition of 112 SQFT, … |
| COM-2514358 | Plumbing / water heater / sewer | Finaled | Iss. Jul 9, 2025 | $18,291 | Change-out installation of Gas - 050 gallon to Gas - 050 gallon, located inside building, screening not required. |
| COM-2125815 | Addition (adds square footage) | Finaled | Iss. Aug 19, 2022 | $180,000 | EPC - (CHICK -FIL-A) : Install CANOPIES over the existing drive thru for the protection of employees. DOUBLE LANE ORDER… |
| COM-2102911 | Commercial tenant improvement |