49 Bicentennial Cir
Sacramento 95826 · College/Glen · City of Sacramento · Coordinates: 38.54955, -121.40712
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 $537,000 ($473,000–$601,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$13,108 contributory est.)
Public building records show issued construction/renovation work on this parcel (8 total permits, latest Oct 1, 2026).
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
Other (COM-2115342): Issued after 11 mo (10.2× the 33d median) — slower than 90% of other permits in City of Sacramento (median 33d, 90th pct 196d, n=837).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: OPUS Multi-family Housing Project (0.22 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 (~$6,572/yr at $537,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$548/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:
- 99,317 sq ft (2.28 ac)
- Assessor use:
- Retail / Commercial · Vehicle Oriented · Auto Repair
- Tax rate area:
- 03233
- Addresses on lot:
- 49 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: $473,000 – $601,000 · 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)0.22 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)290 ft 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)0.44 mi S
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)0.44 mi S
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: Reeve Knight Construction (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Vinculums Services (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Qualtek Wireless (1 on parcel, 1 in ½ mi · Other); Aa Sign Image (1 on parcel, 1 in ½ mi · Sign); Pac Integrations (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler).
Permit & Project History on This Parcel (8 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2621858 | Addition (adds square footage) | Plan Check Target | App. Oct 1, 2026 | $10,585 | Add a CMU storage to the existing Quick Quack Car Wash. 152 sq. ft. with Electrical. |
| COM-2506689 | Fire alarm / sprinkler | Expired Permit | Iss. Apr 10, 2025 | $419 | EPC - replace a defective fire alarm radio panel with a new fire alarm radio panel. All existing devices remain as is. |
| COM-2306108 | Commercial tenant improvement | Finaled | Iss. Jun 19, 2023 | $75,000 | EPC REMODEL- EXISTING OPEN AREA TO NEW BREAK ROOM, ADD DOOR BETWEEN NEW BREAK ROOM AND EXISTING SHOP, PROVIDE ONE ACCES… |
| COM-2115342 | Other | Finaled | Iss. Jun 17, 2022 | $16,650 | EPC - Installation of (4) Antenna Mounts, (3) antennas, (2) DC-6627 surge protector, (1) Hybrid Cable, |
| SIG-2204056 |