200 Bicentennial Cir
Sacramento 95826 · College/Glen · City of Sacramento · Coordinates: 38.55240, -121.40679
Executive Verdict · Public-Records Synthesis
Zoned R-2B-PUD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $599,000 ($527,000–$671,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-2B-PUD allows residential use qualifying for ministerial ADU review under state law (1 ADU permit permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$128,356 contributory est.)
Public building records show issued construction/renovation work on this parcel (142 total permits, latest Jun 17, 2025).
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
Roof replacement (COM-2508904): Issued after 2 mo — slower than 90% of roof replacement permits in City of Sacramento (median 0d, 90th pct 2d, n=19,072).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: OPUS Multi-family Housing Project (0.26 mi SW, fee estimate). 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 (~$7,279/yr at $599,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$607/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:
- 647,737 sq ft (14.87 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03233
- Addresses on lot:
- 200 BICENTENNIAL CIR; 200 BICENTENNIAL CIR # 100 # 100; 200 BICENTENNIAL CIR # 10 # 10
Zoning & Land Use
R-2B-PUD — Multi-Unit 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-2B (multifamily residential): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned R-2B (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-2B (multifamily residential), 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 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: $527,000 – $671,000 · 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
Developments Deserving Closer Investigation & Active Area Builders
- OPUS Multi-family Housing Project (Fee estimate)0.26 mi SW
In "Fee estimate" for 8.6 yr (since Apr 11, 2018), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (18 housing units, $2,827,185 declared valuation across 2 permits).
- 7700 College Town Mixed-Use (Entitled)0.45 mi W
In "Entitled" for 6.9 yr (since Dec 12, 2019), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (101 housing units across 0 permits).
- New commercial building at 0 Unknown (Fee estimate)0.21 mi S
In "Fee estimate" for 10.8 yr (since Jan 26, 2016), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($1,100,000 declared valuation across 1 permit).
- Hornets Place Student Housing & Site (Issued)0.44 mi W
Active in "Issued" for 2.3 yr (first record Aug 7, 2024) with no new permit activity recorded in 14 mo. High-impact scale (101 housing units, $24,613,452 declared valuation across 19 permits).
Entity-resolved builders & contractors in ½ mile: Dry Creek Constr (64 on parcel, 64 in ½ mi · Roof replacement); Final Construction Services (63 on parcel, 63 in ½ mi · HVAC / heat pump); Los Reyes Roofing (6 on parcel, 6 in ½ mi · Roof replacement); Refino (2 on parcel, 2 in ½ mi · Plan revision / deferred submittal); Dry Creek Construction (2 on parcel, 2 in ½ mi · Roof replacement).
Permit & Project History on This Parcel (142 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2508904 | Roof replacement | Finaled | Iss. Jun 17, 2025 | $600,000 | EPC - Repairs to a commercial building due to fire. ARCHITECTURAL - REPLACE INTERIOR FINISHES AND INSULATION AS NEEDED T… |
| COM-2417740 | Roof replacement | Finaled | Iss. Aug 9, 2024 | $18,060 | 200 BICENTENNIAL CIR BLDG #17 - REROOF - E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 40 squares of 30yr Laminate… |
| COM-2417509 | Roof replacement | Finaled | Iss. Aug 7, 2024 | $21,000 | Roof Permit: Building 23: Tear off and install 48 squares of 30 yr laminated dimensional composition roofing material. … |
| COM-2417503 | Roof replacement | Finaled | Iss. Aug 7, 2024 | $32,960 | 200 BICENTENNIAL CIR BLDG #19 - REROOF - E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 75 squares of 30yr Laminate… |