261 Bywell Bridge Cir
Sacramento 95823 · Valley Hi / North Laguna · City of Sacramento · Coordinates: 38.44877, -121.41881
Executive Verdict · Public-Records Synthesis
Zoned R-2B-R in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $408,000 ($359,000–$457,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-2B-R allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$6,080 contributory est.)
Public building records show issued construction/renovation work on this parcel (2 total permits, latest Jul 28, 2020).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: minimal flood hazard)
all of the lot of the parcel intersects Zone X: minimal flood hazard. Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Shasta Apartments (0.15 mi NE, 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 (~$5,101/yr at $408,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$425/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:
- 2,892 sq ft (0.07 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03115
- Addresses on lot:
- 261 BYWELL BRIDGE CIR
Zoning & Land Use
R-2B-R — 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: minimal flood hazard (all of the lot) · FIRM panel 06067C0308H, 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: $359,000 – $457,000 · Status: Off market
HUD Small Area FMR (ZIP 95823) · FY 2026
Studio $1,530 · 1BR $1,610 · 2BR $1,980 · 3BR $2,640 · 4BR $3,040
Developments Deserving Closer Investigation & Active Area Builders
- Shasta Apartments (Fee estimate)0.15 mi NE
In "Fee estimate" for 2.6 yr (since Apr 23, 2024), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (216 housing units, $80,000,000 declared valuation across 1 permit).
- Horizon Townhomes (Entitled)0.23 mi S
In "Entitled" for 3.4 yr (since Jun 22, 2023), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (10 housing units across 0 permits).
- Jacinto Road Subdivision (Entitled)0.35 mi E
In "Entitled" for 3.3 yr (since Jul 26, 2023), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (11 housing units across 0 permits).
- New home at 7 Kierland Pl (In review)0.48 mi NE
In "In review" for 10 mo (since Jan 12, 2026), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). current_status changed to "Processing" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: KB Home Sacramento (1 on parcel, 146 in ½ mi · New single-family home); Sunpower (1 on parcel, 1 in ½ mi · Solar / battery storage); Benchmark Communities (30 in ½ mi · New single-family home); Casner Communities (27 in ½ mi · New single-family home); Walter Weston Keusder (25 in ½ mi · New single-family home).
Permit & Project History on This Parcel (2 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2008829 | Solar / battery storage | Finaled | Iss. Jul 28, 2020 | $6,000 | 2.10kw Solar PV System, and 0gal Solar WH System (water heater installed null). All supply side connections, main breake… |
| RES-1923715 | New single-family home | Finaled | Iss. Jul 2, 2020 | $251,204 | Plan 1885 A Lot 22 New 2 story , 3 bedroom single family residence . 1st floor 733; 2nd floor 1152; garage 430; porch 55… |
State HCD Housing Element APR records on this parcel: 1 entry (report years 2020).