Sacramento 95834 · Sundance Lake · APN 225-2940-041-0000 · City of Sacramento
Zoned R-1A-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $511,000 ($450,000–$572,000).
Zone R-1A-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
On-parcel permit history is indexed through Apr 12, 2018, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$511,000
Benchmark range: $450,000 – $572,000
New home at 116 Lily Bay Cir: Active in "Issued" for 8.6 yr (first record Mar 21, 2018) with no new permit activity recorded in 8.6 yr.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: Accessory dwelling unit at 51 Groth Cir (0.46 mi SE, applied). Inspect timeline history before assuming near-term completion.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · HCD APR (½-mile radius)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$523/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
Since November 2024 within ½ mile: 1 proposed or in review; 1 commercial or mixed-use project.
2 projects with a record in this window, grouped by us from permits and State housing reports. Units are as proposed on each project's latest record and counted at its current stage.
206 permits within ½ mile since November 2024
The map shows new construction, ADUs, demolitions, additions, and renovations. Routine systems work (roofs, HVAC, water heaters) is counted but not mapped. Unit counts are as stated on permits.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: permits located by parcel, ½ mile radius · Source updated Nov 1, 2026 · Retrieved Nov 3, 2026
Public-records benchmark estimate combining Zillow Home Value Index (Data provided by Zillow), Census ACS 5-year estimates, parcel land-use/lot characteristics, and issued building permits. Not an official appraisal.
No ADU or new-home permits recorded within ¼ mile in this window.
Permit counts, by the date issued (or applied, if not yet issued). Lot splits are planning cases, which we don't have.
We read public zoning and hazard maps against state law (ADUs: Gov. Code 66314; SB 9: Gov. Code 65852.21 and 66411.7). Local rules, title, tenancy history and site conditions can change the answer. Check with City of Sacramento's planning department before relying on it.
Sources: City of Sacramento CDD, Zoning (retrieved Nov 11, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Nov 9, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Nov 9, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Nov 9, 2026) · Zoning classes: our classification of R-1A as two-family residential, checked against the zone description on Oct 24, 2026
Chronological history of building permit applications and issuances, snapshot-dated status changes, State housing entitlements, surrounding development within ½ mile, and area home-value trends.
Permit issued and active for 8.6 yr (first record Mar 21, 2018), with no completion or new permit record in 8.6 yr. · 1 unit · $258,276 declared valuation
In "Applied" for 13 mo (since Oct 27, 2025), with no new permit record in 13 mo. · 1 unit · $100,000 declared valuation
Nearby plumbing / water heater / sewer (28 Bluefeather Ct): Status changed from Issued to Finaled
Record RES-2611045 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (3701 Thermiac Gulf Way): Status changed from Ready-to-Issue to Finaled
Record RES-2620550 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (3701 Thermiac Gulf Way): Issued date changed from (blank) to 2026-10-05
Record RES-2620550 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (130 Cafaro Cir): Status changed from Issued to Finaled
Record RES-2617083 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (4236 Natomas Central Dr): Status changed from Issued to Finaled
Record RES-2619562 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (4418 Windsong St): Status changed from Issued to Finaled
Record RES-2607467 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (190 Dnieper River Way): Status changed from Issued to Finaled
Record RES-2614718 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (4721 Windsong St): Status changed from Ready-to-Issue to Issued
Record RES-2620812 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (4721 Windsong St): Issued date changed from (blank) to 2026-10-14
Record RES-2620812 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (3618 Sardinia Island Way): First appeared in published agency feed
Record RES-2623429 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby general repair (99 Cakebread Cir): First appeared in published agency feed
Record RES-2623100 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (9 Hornbill Ct): First appeared in published agency feed
Record RES-2621625 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (27 Bluefeather Ct): First appeared in published agency feed
Record RES-2622021 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (22 Sage Grouse Ct): Status changed from Issued to Expired Permit
Record RES-2522105 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby fire alarm / sprinkler (3250 Arena Blvd): Status changed from Issued to Finaled
Record COM-2617959 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Cross-referenced intelligence from our historical development graph—connecting parcels, permits, entity-resolved builders, empirical review-time distributions, and neighborhood renovation trends.
Explore full City of Sacramento development graph →Active in "Issued" for 8.6 yr (first record Mar 21, 2018) with no new permit activity recorded in 8.6 yr.
In "Applied" for 13 mo (since Oct 27, 2025), 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 "Expired Application" in snapshot Nov 1, 2026.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 2,729 parcels
−40.0% YoY
City baseline: 30.4 / 1k
72 in trailing 24m
Includes 0 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| K Hovnanian Companies Of California | New single-family home | 1 on parcel429 in ½ mi | $113,598,882 | 0 vs 0 prior |
| Lennar Homes Of California Recent nearby: 3712 Thermiac Gulf Way (Aug 13, 2019) | New single-family home | 67 in ½ mi | $15,774,510 | 604 vs 501 prior+21% |
| Taylor Morrison Services Recent nearby: 3700 Sardinia Island Way (May 3, 2016) |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family homeOn this parcel | 3,657 | 28d | 45d | 85d | 184d | 41d(vs 51d prior) |
| New duplex / half-plex | 115 | 82d | 184d | 416d | 575d | 144d(vs 361d prior) |
| New multifamily / condos / mixed-use | 199 | 125d | 210d | 365d | 627d | 199d(vs 289d prior) |
HUD Small Area Fair Market Rent · ZIP 95834
HUD FY 2026 · 40th-percentile gross rentCensus ACS 5-year median gross rent (all bedroom counts combined):
Area home-value benchmarks (not an appraisal)
ZIP & neighborhood mediansUnder California Proposition 13, the seller's historical assessed value does not carry over to a buyer. On sale, the parcel is reassessed at the purchase price: 1.00% base rate ($5,100/yr) + local voter-approved bond debt ($714/yr) + fixed direct levies/Mello-Roos ($450/yr).
Mapped hazard zone insurance context on this parcel:
Model adding a backyard ADU or garage conversion under California's Prop 13 blended new-construction assessment (existing house & land tax base stays intact; only ADU build cost is assessed) and SB 13 impact-fee rules.
−$19,148/yr
Cash needed: $112,200
NOI: $11,798/yr
P&I: $2,579/mo
For $0/mo net cash flow
At $2,300/mo gross rent
| Scenario | Assumptions | Year 1 Rent | Year 1 Cash Flow | Cash-on-Cash | Break-Even Rent | Year 5 Cash Flow |
|---|---|---|---|---|---|---|
| Conservative | −8% starting rent, +3% vacancy, +3% combined maintenance/CapEx, 1.5%/yr rent growth | $2,116/mo | −$1,860/mo | -19.9% | $4,712/mo | −$1,835/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,300/mo | −$1,596/mo | -17.1% | $4,362/mo | −$1,441/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,438/mo | −$1,444/mo | -15.4% | $4,260/mo | −$1,141/mo |
Rental regulatory context (informational only — not legal advice):
California AB 1482 (Tenant Protection Act, Civ. Code § 1947.12) caps annual rent increases at 5% + local CPI (max 10%) on covered properties. In City of Sacramento: Sacramento Tenant Protection Program (City Code Ch. 5.156) — 5% + CPI (8.6% cap effective July 1, 2026) for covered pre-1995 multifamily units. Official program rules ↗
Issued1 unitsMar 21, 2018 – Apr 12, 2018
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
K. Hov Village at West Shore
Plan 4028C, NSFR, Two Story, 1st Flr 922 sf, 2nd Flr 1125 sf, Garage 419 sf, Porch 37 sf.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel (APN) · Source updated Nov 1, 2026 · Retrieved Nov 3, 2026 · Applied and issued dates come from the city's Applied and Issued permit datasets. The city publishes current status without a date, so status changes are dated by the window between our snapshots.
| Report year | Project / record | Type | Entitled | Permitted | Completed | Deed-restricted |
|---|---|---|---|---|---|---|
| 2018 | K. Hov Village at West Shore(RES-1805156) | SFD · Owner | — | 1 (Apr 12, 2018) | — | — |
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Nov 9, 2026 · From City of Sacramento's Housing Element Annual Progress Reports. A project can appear in several report years as it moves from entitlement to permit to completion.
Source: City of Sacramento CDD, Zoning · Geography: zoning district polygon at parcel point · Source updated Nov 11, 2026 · Retrieved Nov 11, 2026
0.08 acres
Assessor's classification for assessment purposes. This is not zoning.
116 LILY BAY CIR
Source: Sacramento County GIS, Parcels · Geography: parcel · Source updated Nov 8, 2026 · Retrieved Nov 8, 2026
Assessed values and limited building characteristics (Sacramento County Assessor)
Current roll value. This is assessed value, not market value.
Search by parcel number 225-2940-041-0000. Shows direct levies and special assessments.
Search the city's permit system by address or record number
The official flood hazard map for this location. Our reading of it is under What could be built here.
This site does not show owner names.
| New single-family home |
| 25 in ½ mi |
| $7,672,518 |
| 0 vs 0 prior |
| Premier Pools Recent nearby: 241 Lentini Way (Oct 15, 2021) | Pool / spa | 15 in ½ mi | $993,993 | 0 vs 0 prior |
| Connected Technology Recent nearby: 211 Dnieper River Way (Jun 25, 2024) | Remodel / interior alteration | 14 in ½ mi | $12,861 | 117 vs 248 prior−53% |
| Brooke Electric Recent nearby: 3301 Arena Blvd 1 (Mar 6, 2024) | Remodel / interior alteration | 11 in ½ mi | $84,800 | 0 vs 12 prior−100% |
| Ev Electric Residential Merged: E V ELECTRIC RESIDENTIAL LLC · EV ELECTRIC RESIDENTIAL LLC Recent nearby: 4398 Echo Lake Way (Aug 19, 2024) | Remodel / interior alteration | 9 in ½ mi | $7,940 | 1 vs 219 prior−100% |
| California Custom Sunrooms And Patio Covers Recent nearby: 40 Groth Cir (Jun 12, 2023) | Addition (adds square footage) | 5 in ½ mi | $46,381 | 9 vs 29 prior−69% |
| Clark Wagaman Designs Recent nearby: 110 Jarvis Cir (Mar 5, 2025) | Addition (adds square footage) | 5 in ½ mi | $42,958 | 14 vs 41 prior−66% |
| Five Star Home Improvement Recent nearby: 3759 Mirtoon Sea Ave (Oct 10, 2018) | Addition (adds square footage) | 5 in ½ mi | $38,711 | 0 vs 1 prior |
| Accessory dwelling unit (new or conversion) | 1,693 | 57d | 97d | 172d | 284d | 97d(vs 103d prior) |
| Addition (adds square footage) | 1,948 | 6d | 42d | 83d | 162d | 49d(vs 43d prior) |
| Remodel / interior alteration | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvement | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Computed from issued permits with recorded application and issuance dates over the trailing 60 months. Categories with fewer than 20 permits are excluded.