116 Lily Bay Cir
Sacramento 95834 · Sundance Lake · City of Sacramento · Coordinates: 38.64386, -121.54049
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 $511,000 ($450,000–$572,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1A-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 1 documented municipal building permit on file
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)
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)
- ! Delayed or open permit activity on this parcel
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)
- ! 1 slow or stalled nearby project within ½ mile
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)
- ! Year 1 Prop 13 tax reset (~$6,275/yr at $511,000)
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
Parcel & Assessor
- Lot size:
- 3,501 sq ft (0.08 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03325
- Addresses on lot:
- 116 LILY BAY CIR
Zoning & Land Use
R-1A-PUD — Single-Unit or Duplex Dwelling Zone (R)
2040 General Plan: Public/Quasi-Public
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: $450,000 – $572,000 · Status: Off market
HUD Small Area FMR (ZIP 95834) · FY 2026
Studio $1,790 · 1BR $1,880 · 2BR $2,310 · 3BR $3,070 · 4BR $3,540
Developments Deserving Closer Investigation & Active Area Builders
- New home at 116 Lily Bay Cir (Issued)On this parcel
Active in "Issued" for 8.6 yr (first record Mar 21, 2018) with no new permit activity recorded in 8.6 yr.
- Accessory dwelling unit at 51 Groth Cir (Applied)0.46 mi SE
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.
Entity-resolved builders & contractors in ½ mile: K Hovnanian Companies Of California (1 on parcel, 429 in ½ mi · New single-family home); Lennar Homes Of California (67 in ½ mi · New single-family home); Taylor Morrison Services (25 in ½ mi · New single-family home); Premier Pools (15 in ½ mi · Pool / spa); Connected Technology (14 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (1 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-1805156 | New single-family home | Expired Permit | Iss. Apr 12, 2018 | $258,276 | Plan 4028C, NSFR, Two Story, 1st Flr 922 sf, 2nd Flr 1125 sf, Garage 419 sf, Porch 37 sf. |
State HCD Housing Element APR records on this parcel: 1 entry (report years 2018).