100 Bicentennial Cir
Sacramento 95826 · College/Glen · City of Sacramento · Coordinates: 38.55239, -121.40480
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 $481,000 ($423,000–$539,000).
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 (+$11,182 contributory est.)
Public building records show issued construction/renovation work on this parcel (120 total permits, latest Jul 25, 2024).
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
Plumbing / water heater / sewer (COM-2217862): Issued after 4 mo — slower than 90% of plumbing / water heater / sewer permits in City of Sacramento (median 0d, 90th pct 1d, n=18,112).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 2 slow or stalled nearby projects within ½ mile
Closest lead: OPUS Multi-family Housing Project (0.35 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 (~$5,933/yr at $481,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$494/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:
- 676,922 sq ft (15.54 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03233
- Addresses on lot:
- 100 BICENTENNIAL CIR; 100 BICENTENNIAL CIR # 100 # 100; 100 BICENTENNIAL CIR # 10 # 10
Zoning & Land Use
R-2B-PUD — Multi-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-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: $423,000 – $539,000 · 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)0.35 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)0.26 mi SW
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).
- Plumbing / water heater / sewer (COM-2217862) (Finaled)On this parcel
Issued after 4 mo — slower than 90% of plumbing / water heater / sewer permits in City of Sacramento (median 0d, 90th pct 1d, n=18,112).
- Plumbing / water heater / sewer (COM-2220131) (Expired Permit)On this parcel
Issued after 2 mo — slower than 90% of plumbing / water heater / sewer permits in City of Sacramento (median 0d, 90th pct 1d, n=18,112).
Entity-resolved builders & contractors in ½ mile: Final Construction Services (106 on parcel, 106 in ½ mi · Plumbing / water heater / sewer); Dry Creek Constr (7 on parcel, 7 in ½ mi · Roof replacement); Refino (3 on parcel, 4 in ½ mi · Windows / doors / siding); Brighton Solar (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Anton Chamberlain (1 on parcel, 1 in ½ mi · General repair).
Permit & Project History on This Parcel (120 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2416399 | Roof replacement | Finaled | Iss. Jul 25, 2024 | $23,520 | remove and replace shingle roof over entire building In-progress inspection required if 10 sq or greater. CF-6R-ENV-01 … |
| COM-2414976 | Roof replacement | Finaled | Iss. Jul 9, 2024 | $48,300 | Roof Permit: Remove and replace shingle roof over entire building. Tear off and install 95 squares of 30 yr laminated … |
| COM-2414969 | Roof replacement | Finaled | Iss. Jul 9, 2024 | $21,000 | remove and replace the shingle roof over the entire building 35 squares . In-progress inspection required if 10 sq or g… |
| COM-2414966 | Roof replacement | Finaled | Iss. Jul 9, 2024 | $32,760 | Roof Permit: Remove and replace shingle roof over entire building. Tear off and install 65 squares of 30 yr laminated … |