5616 El Arado Way
Sacramento 95822 · Mangan Park · City of Sacramento · Coordinates: 38.52402, -121.49683
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 $467,000 ($411,000–$523,000).
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 9,530 sq ft lot. Local precedent is active with 4 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$27,797 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Feb 26, 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)
- ! Delayed or open permit activity on this parcel
Addition (adds square footage) (RES-1723501): Pending in review for 8.9 yr (77.2× the 42d median) — slower than 90% of addition (adds square footage) permits in City of Sacramento (median 42d, 90th pct 162d, n=1,948).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Lanai Garden Apartments (0.17 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 (~$5,774/yr at $467,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$481/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:
- 9,530 sq ft (0.22 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03007
- Addresses on lot:
- 5616 EL ARADO 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 9,530 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: $411,000 – $523,000 · 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
Developments Deserving Closer Investigation & Active Area Builders
- Lanai Garden Apartments (Entitled)0.17 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).
- Addition (adds square footage) (RES-1723501) (Estimate)On this parcel
Pending in review for 8.9 yr (77.2× the 42d median) — slower than 90% of addition (adds square footage) permits in City of Sacramento (median 42d, 90th pct 162d, n=1,948).
- Accessory dwelling unit at 1414 Sterling St (Issued)0.48 mi SW
Active in "Issued" for 17 mo (first record Jun 13, 2025) with no new permit activity recorded in 15 mo. current_status changed to "Finaled" in snapshot Nov 1, 2026.
- New home (Entitled)0.12 mi E
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).
Entity-resolved builders & contractors in ½ mile: Premier Pools Sacramento (1 on parcel, 6 in ½ mi · Pool / spa); Clarke And Rush Mechanical (1 on parcel, 2 in ½ mi · Remodel / interior alteration); Csr Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Water Heater Experts (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Syncon Homes Of California (24 in ½ mi · New single-family home).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2503858 | Plan revision / deferred submittal | Complete | App. Feb 26, 2025 | $60,525 | EPC - REVISION TO RES-2502056: EQUPIMENT PAD MOVED |
| RES-2502056 | Pool / spa | Finaled | Iss. Jan 30, 2025 | $57,911 | EOTC - construct in ground gunite swimming pool SEE REVISON RES-2503858 FOR RELOCATED EQUIPMENT PAD |
| RES-2203460 | Plumbing / water heater / sewer | Finaled | Iss. Feb 15, 2022 | $4,197 | Change-out installation of Gas - Tankless to Gas - Tankless, located inside building, screening not required. |
| RES-2200588 | Roof replacement | Finaled | Iss. Jan 10, 2022 | $11,100 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 14 squares of 30yr Laminated Dimensional Composition. In-progress in… |
| RES-2011970 |