5408 Helen Way
Sacramento 95822 · Hollywood Park · City of Sacramento · Coordinates: 38.52628, -121.49236
Executive Verdict · Public-Records Synthesis
Zoned R-1-EA-4 in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $475,000 ($418,000–$532,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R-1-EA-4 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 6,970 sq ft lot. Local precedent is active with 7 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$10,560 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Oct 22, 2025).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: reduced flood risk due to levee)
all of the lot of the parcel intersects Zone X: reduced flood risk due to levee. 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: Lanai Garden Apartments (0.44 mi SW, entitled). 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 (~$5,865/yr at $475,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$489/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:
- 6,970 sq ft (0.16 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03007
- Addresses on lot:
- 5408 HELEN WAY
Zoning & Land Use
R-1-EA-4 — 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 lotLikely eligible
Zoned R-1, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R-1, a single-family residential zone. The lot is 6,970 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.
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: reduced flood risk due to levee (all of the lot) · FIRM panel 06067C0190H, 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: $418,000 – $532,000 · Status: Off market
HUD Small Area FMR (ZIP 95822) · FY 2026
Studio $1,620 · 1BR $1,700 · 2BR $2,090 · 3BR $2,780 · 4BR $3,210
Nearby Activity (½ mile radius, since November 2024)
12 active or recent development projects (12 housing units across completed, permitted, and pipeline stages) and 629 total building permits recorded within ½ mile.
- New construction2 permits (2 units)
- Adds housing (ADU)12 permits (12 units)
- Demolition3 permits
- Additions & renovations55 permits
- Building systems530 permits
- Repairs8 permits
- Other19 permits
Developments Deserving Closer Investigation & Active Area Builders
- Lanai Garden Apartments (Entitled)0.44 mi SW
In "Entitled" for 7.7 yr (since Mar 6, 2019), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (22 housing units across 0 permits).
- New home (Entitled)0.17 mi SW
In "Entitled" for 4.1 yr (since Oct 25, 2022), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- Accessory dwelling unit at 1705 Fruitridge Rd (In review)0.39 mi W
In "In review" for 6 mo (since May 4, 2026), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- 2336 Haldis ADU and remodel (Entitled)0.45 mi NE
In "Entitled" for 5.8 yr (since Jan 29, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
Entity-resolved builders & contractors in ½ mile: Todds Repair And Construction (3 on parcel, 3 in ½ mi · Electrical / panel); Comfort Master Of Sacramento (1 on parcel, 1 in ½ mi · Roof replacement); Sequoia Pacific Builders (27 in ½ mi · Demolition); Syncon Homes Of California (24 in ½ mi · New single-family home); Premier Pools Sacramento (7 in ½ mi · Pool / spa).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2522089 | Remodel / interior alteration | Finaled | Iss. Oct 22, 2025 | $20,000 | Permit to bring work to code for kitchen remodel and window change-outs. Replace kitchen cabinets, including island and … |
| RES-2516335 | Plumbing / water heater / sewer | Finaled | Iss. Aug 14, 2025 | $13,050 | Water Heater/Electrical Permit: Change out of an electrical panel from 100 to 200 amps. Change out of a water heater. … |
| RES-2108531 | HVAC / heat pump | Expired Permit | Iss. Apr 22, 2021 | $13,050 | Change out 40 gallon gas water heater and replace with 50 gallon heat pump, insulation removal, attic sealing, 1108 sqft… |
| RES-2106580 | Electrical / panel | Expired Permit | Iss. Mar 30, 2021 | $3,988 | E-Permit: existing panel 100 Amps - Overhead service, new main panel 200 Amps, Replacement weather head/masthead work, m… |
| RES-1806797 | Roof replacement | Finaled | Iss. Apr 13, 2018 | $8,940 | Change-out Roof Mount to Roof Mount. The existing unit shall be removed. The new unit shall be placed in the same locati… |