201 Pelican Bay Cir
Sacramento 95835 · Heritage Park · City of Sacramento · Coordinates: 38.68284, -121.52752
Executive Verdict · Public-Records Synthesis
Zoned R-1A-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $653,000 ($575,000–$731,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A-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 (+$80,958 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Sep 10, 2024).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (A99, all of the lot of lot)
Zone A99: 1% annual chance flood (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: New home at 407 Caravaggio Cir (0.31 mi SW, issued). 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 (~$7,894/yr at $653,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$658/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:
- 5,945 sq ft (0.14 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03326
- Addresses on lot:
- 201 PELICAN BAY CIR
Zoning & Land Use
R-1A-PUD — Single-Unit or Duplex 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-1A (two-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotCan't tell
Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling Zone.
- SB 9: split into two lotsCan't tell
Zoned R-1A (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling 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 A99: 1% annual chance flood (Special Flood Hazard Area) (all of the lot) · FIRM panel 06067C0045J, effective June 16, 2015
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $575,000 – $731,000 · Status: Off market
HUD Small Area FMR (ZIP 95835) · FY 2026
Studio $2,200 · 1BR $2,310 · 2BR $2,840 · 3BR $3,780 · 4BR $4,360
Developments Deserving Closer Investigation & Active Area Builders
- New home at 407 Caravaggio Cir (Issued)0.31 mi SW
Active in "Issued" for 2.5 yr (first record May 4, 2024) with no new permit activity recorded in 2.4 yr.
- New home at 2701 Mabry Dr (Issued)0.49 mi S
Active in "Issued" for 7.7 yr (first record Mar 18, 2019) with no new permit activity recorded in 7.6 yr.
- Mystique BLDG #2 (10Plex) (Finaled / completed)0.26 mi S
High-impact scale (10 housing units, $1,904,517 declared valuation across 19 permits).
- Accessory dwelling unit at 5624 Tres Piezas Dr (In review)0.46 mi SW
In "In review" for 5 mo (since Jun 13, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657).
Entity-resolved builders & contractors in ½ mile: Don Erik Wolff Construction (2 on parcel, 2 in ½ mi · Remodel / interior alteration); Bell Brothers Heating And Air (2 on parcel, 2 in ½ mi · HVAC / heat pump); Tesla Energy Operations (1 on parcel, 2 in ½ mi · Remodel / interior alteration); KB Home Sacramento (64 in ½ mi · New single-family home); DR Horton (47 in ½ mi · New single-family home).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2419815 | Remodel / interior alteration | Finaled | Iss. Sep 10, 2024 | $50,000 | Hall bathroom remodel: cabinets/counters, plumbing fixtures (toilet, tub and shower tile), electrical fixtures. Water c… |
| RES-2407195 | Remodel / interior alteration | Finaled | Iss. Apr 4, 2024 | $99,246 | Master bath like for like remodel. Fixtures to remain in same location. Convert single sink vanity into 2 sinks. Replace… |
| RES-2208545 | Plumbing / water heater / sewer | Finaled | Iss. Apr 22, 2022 | $3,169 | Change-out installation of Gas - 050 gallon to Gas - 050 gallon, located inside building, screening not required. |
| RES-1917339 | HVAC / heat pump | Finaled | Iss. Sep 11, 2019 | $15,300 | No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall … |