20 Bicentennial Cir
Sacramento 95826 · College/Glen · City of Sacramento · Coordinates: 38.54966, -121.40538
Executive Verdict · Public-Records Synthesis
Zoned C-2-PUD-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $479,000 ($422,000–$536,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$8,910 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Jul 28, 2023).
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)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: OPUS Multi-family Housing Project (0.31 mi W, 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 (~$5,911/yr at $479,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$493/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:
- 122,404 sq ft (2.81 ac)
- Assessor use:
- Office · Office (General) · Two Story
- Tax rate area:
- 03233
- Addresses on lot:
- 20 BICENTENNIAL CIR; 80 BICENTENNIAL CIR
Zoning & Land Use
C-2-PUD-SPD — General Commercial Zone (C)
2040 General Plan: Residential Mixed Use (FAR up to 4)
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 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: $422,000 – $536,000 · 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)0.31 mi W
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).
- New commercial building at 0 Unknown (Fee estimate)0.15 mi W
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).
- O'Reilly Auto Parts on Power Inn Road (Fee estimate)0.49 mi SW
In "Fee estimate" for 4.5 yr (since May 13, 2022), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($2,681,675 declared valuation across 1 permit).
- Power Inn - New R&D Building (Fee estimate)0.49 mi SW
In "Fee estimate" for 9.3 yr (since Jul 28, 2017), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($4,444,186 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: White Star Construction (4 on parcel, 4 in ½ mi · Commercial tenant improvement); Sonitrol Of Sacramento (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler); Steelhead Contracting And Consulting (7 in ½ mi · New commercial / non-residential building); Jones And Lamberti Builders (7 in ½ mi · Commercial tenant improvement); Kitchen Mart (6 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2314649 | Fire alarm / sprinkler | Finaled | Iss. Jul 28, 2023 | $650 | EPC - Replace sole path cellular communicator to existing sprinkler monitoring system. |
| COM-1913959 | Plan revision / deferred submittal | Complete | App. Jul 25, 2019 | — | EXPEDITED - REVISION TO COM-1907669-remove all work on 2nd floor offices, remove soffit/wall/millwork in reception area. |
| COM-1907669 | Commercial tenant improvement | Finaled | Iss. Jun 18, 2019 | $159,000 | Remodel to include: 1st floor office remodel (2,775 SQFT)- Creating 5 new offices, open office and copy area. 2nd floor … |
| COM-1620842 | Commercial tenant improvement | Expired Application | App. Dec 22, 2016 | $90,000 | Interior remodel to include new partitions with associated plumbing, mechanical, electrical and fire sprinklers. |