2600 Lycoming Ct
Sacramento 95826 · College/Glen · City of Sacramento · Coordinates: 38.55691, -121.39210
Executive Verdict · Public-Records Synthesis
Zoned R-1 in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $492,000 ($433,000–$551,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 10,800 sq ft lot. Local precedent is active with 1 ADU permit within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Aug 3, 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)
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
HVAC / heat pump (RES-2616424): Pending in review for 3 mo — slower than 90% of hvac / heat pump permits in City of Sacramento (median 0d, 90th pct 2d, n=19,324).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! Year 1 Prop 13 tax reset (~$6,059/yr at $492,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$505/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:
- 10,800 sq ft (0.25 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03233
- Addresses on lot:
- 2600 LYCOMING CT
Zoning & Land Use
R-1 — Single-Unit Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 1)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R-1 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned R-1, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R-1, a single-family residential zone. The lot is 10,800 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.
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 06067C0195H, 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: $433,000 – $551,000 · Status: Off market
HUD Small Area FMR (ZIP 95826) · FY 2026
Studio $1,690 · 1BR $1,770 · 2BR $2,180 · 3BR $2,900 · 4BR $3,350
Nearby Activity (½ mile radius, since November 2024)
3 active or recent development projects (2 housing units across completed, permitted, and pipeline stages) and 527 total building permits recorded within ½ mile.
- Adds housing (ADU)3 permits (3 units)
- Demolition1 permit
- Additions & renovations45 permits
- Building systems462 permits
- Repairs5 permits
- Other11 permits
Developments Deserving Closer Investigation & Active Area Builders
- HVAC / heat pump (RES-2616424) (Applied)On this parcel
Pending in review for 3 mo — slower than 90% of hvac / heat pump permits in City of Sacramento (median 0d, 90th pct 2d, n=19,324).
- Accessory dwelling unit at 8415 Grinnell Way (In review)0.37 mi S
work_desc changed to "700sf Detached ADU with 9sf utility closet. Proposed SMUD second service drop. Carbon monoxide & Smoke alarms required. Reference CRC sections R310 & R311. ALL WORK SUBJECT TO FIELD INSPECTION." in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: Prestige Heating And Air (3 on parcel, 3 in ½ mi · HVAC / heat pump); Yancey (11 in ½ mi · Remodel / interior alteration); Kitchen Mart (10 in ½ mi · Remodel / interior alteration); Premier Pools (7 in ½ mi · Pool / spa); Pacific Builders (6 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2616701 | HVAC / heat pump | Issued | Iss. Aug 3, 2026 | $3,000 | Change-out installation of Gas - 050 gallon to Electric Heat Pump 50 gallons +, located inside building, screening not r… |
| RES-2616700 | HVAC / heat pump | Issued | Iss. Aug 3, 2026 | $13,000 | No Duct Work Permitted. Change-out Split System to Split System (all-electric heat pump). The existing unit shall be rem… |
| RES-2616424 | HVAC / heat pump | Applied | App. Jul 30, 2026 | $10,000 | CHANGE OUT 4 TON HVAC SYSTEM FROM GAS TO HEAT PUMP ELECTRIC. NO DUCT WORK PERMITTED. THE EXISTING UNIT SHALL BE REMOVED.… |