8421 Delta Shores Cir S
Sacramento 95832 · Meadowview · City of Sacramento · Coordinates: 38.45953, -121.48502
Executive Verdict · Public-Records Synthesis
Zoned R-1A-PUD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $143,000 ($126,000–$160,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through May 29, 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)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: New home at 8437 Delta Shores Cir (290 ft E, 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 (~$2,080/yr at $143,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$173/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:
- 2,546 sq ft (0.06 ac)
- Assessor use:
- Vacant · Site (Under 2ac)
- Tax rate area:
- 03056
- Addresses on lot:
- 8421 DELTA SHORES CIR S
Zoning & Land Use
R-1A-PUD — Single-Unit or Duplex Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R-1A (two-family residential): state law allows ADUs where homes are allowed. The assessor lists the lot as vacant: an ADU needs an existing or proposed main home.
- SB 9: two homes on the lotCan't tell
Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling Zone.
- SB 9: split into two lotsCan't tell
Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling 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: $126,000 – $160,000 · 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
Nearby Activity (½ mile radius, since November 2024)
238 active or recent development projects (647 housing units across completed, permitted, and pipeline stages) and 305 total building permits recorded within ½ mile.
- New construction257 permits (277 units)
- Additions & renovations18 permits
- Building systems11 permits
- Other19 permits
Developments Deserving Closer Investigation & Active Area Builders
- Delta Shores - BMO Bank (In review)0.33 mi W
High-impact scale ($1,600,000 declared valuation across 1 permit). work_desc changed to "Type V-B; Occupancy B. New construction of a 3,894 SQFT single-story slab-on-grade commercial retail banking facility with a two-lane ATM drive up in existing Delta Shores planned development. The facility is intended to accommodate standard retail banking operations, including customer service areas, administrative offices, and associated support spaces. Scope includes associated site modifications within existing parcel for access and utility connections to the building. Deferred submittals to include fire alarms, fire sprinklers, exterior signage, storefronts, and storefront awnings/canopies. - PLNG-INSP" in snapshot Nov 1, 2026.
- New home at 8437 Delta Shores Cir (In review)290 ft E
In "In review" for 5 mo (since Jun 16, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657).
- New home at 2212 Harborview Way (In review)290 ft E
In "In review" for 5 mo (since Jun 16, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657).
- New home at 2208 Harborview Way (In review)300 ft NE
In "In review" for 5 mo (since Jun 16, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657).
Entity-resolved builders & contractors in ½ mile: Signature Homes (1 on parcel, 325 in ½ mi · New single-family home); United Site Services Of California (1 on parcel, 1 in ½ mi · Electrical / panel); Tilton Pacific Construction (10 in ½ mi · New commercial / non-residential building); Roberts Managing Contractors (8 in ½ mi · New commercial / non-residential building); Ice Builders (2 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (3 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2608183 | New single-family home | Issued | Iss. May 29, 2026 | $359,924 | New, Plan Number Building A / 3 Plex, Elevation 2B, Single Family, 2 Story, R-3 Residential, 1-2 family, MP-2412184, 856… |
| COM-2500190 | Electrical / panel | Expired Permit | Iss. Jan 22, 2025 | $20,000 | EPC - (2) temp power poles to feed (2) construction trailers for new construction. THIS IS FOR SIGNATURE HOMES - SUBDIVI… |
| RES-2500681 | New single-family home | Expired Application | App. Jan 10, 2025 | $347,931 | New, Plan Number Building A / 3 Plex, Elevation 2B, Single Family, 2 Story, R-3 Residential, 1-2 family, MP-2412184, 856… |