200 Lyman Cir
Sacramento 95835 · Natomas Park · City of Sacramento · Coordinates: 38.66268, -121.49816
Executive Verdict · Public-Records Synthesis
Zoned R-1-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $615,000 ($541,000–$689,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$22,000 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Dec 12, 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: New home at 4853 Aucutt Way (0.34 mi E, 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 (~$7,461/yr at $615,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$622/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:
- 8,280 sq ft (0.19 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03124
- Addresses on lot:
- 200 LYMAN CIR
Zoning & Land Use
R-1-PUD — Single-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-1 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotPossible, with conditions
Zoned R-1, a single-family residential zone. FEMA Special Flood Hazard Area (Zone A99) covers all of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
- SB 9: split into two lotsPossible, with conditions
Zoned R-1, a single-family residential zone. The lot is 8,280 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original. FEMA Special Flood Hazard Area (Zone A99) covers all of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
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 06067C0061J, 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: $541,000 – $689,000 · 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 4853 Aucutt Way (Issued)0.34 mi E
Active in "Issued" for 13 mo (first record Sep 30, 2025) with no new permit activity recorded in 12 mo.
- New home at 1453 Whitefish Way (Approved)0.33 mi E
In "Approved" for 5 mo (since Jun 8, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657).
- New home at 1449 Whitefish Way (Approved)0.34 mi E
In "Approved" for 5 mo (since Jun 8, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657).
- New home at 4850 Aucutt Way (Approved)0.34 mi E
In "Approved" for 5 mo (since Jun 9, 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: Pacific Builders (1 on parcel, 3 in ½ mi · Addition (adds square footage)); Sierra Pacific Home And Comfort (1 on parcel, 2 in ½ mi · HVAC / heat pump); Gilmore Services (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); TNHC Realty And Construction (86 in ½ mi · New single-family home); Connected Technology (17 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2427074 | Plumbing / water heater / sewer | Finaled | Iss. Dec 12, 2024 | $5,089 | Change-out installation of Gas - 050 gallon to Gas - 050 gallon, located inside building, screening not required. |
| RES-2320944 | Addition (adds square footage) | Finaled | Iss. Oct 3, 2023 | $10,000 | PATIO COVER WITH ELECTRICAL 15X20.Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. Water con… |
| RES-1717996 | HVAC / heat pump | Finaled | Iss. Sep 29, 2017 | $20,956 | Change-out Split System to Split System. The existing unit shall be removed. The new unit shall be placed in the same lo… |