5629 Helen Way
Sacramento 95822 · Mangan Park · City of Sacramento · Coordinates: 38.52356, -121.49167
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 $437,000 ($385,000–$489,000).
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 5,150 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 (+$18,671 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Sep 28, 2026).
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)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Lanai Garden Apartments (0.37 mi W, 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 (~$5,432/yr at $437,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$453/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:
- 5,150 sq ft (0.12 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03024
- Addresses on lot:
- 5629 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 5,150 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: $385,000 – $489,000 · 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)
9 active or recent development projects (8 housing units across completed, permitted, and pipeline stages) and 430 total building permits recorded within ½ mile.
- Adds housing (ADU)10 permits (10 units)
- Demolition1 permit
- Additions & renovations48 permits
- Building systems352 permits
- Repairs6 permits
- Other13 permits
Developments Deserving Closer Investigation & Active Area Builders
- Lanai Garden Apartments (Entitled)0.37 mi W
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)0.18 mi W
In "Entitled" for 4 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)0.42 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).
- Accessory dwelling unit at 5313 Rosita Way (Issued)0.24 mi NW
Active in "Issued" for 2.2 yr (first record Sep 5, 2024) with no new permit activity recorded in 2 yr.
Entity-resolved builders & contractors in ½ mile: Chriswell Home Improvements (3 on parcel, 3 in ½ mi · Remodel / interior alteration); Clarke And Rush Mechanical (1 on parcel, 2 in ½ mi · Plumbing / water heater / sewer); American Home Energy Savers (2 on parcel, 2 in ½ mi · Roof replacement); Haven Energy Services (1 on parcel, 1 in ½ mi · Solar / battery storage); Connected Technology (7 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2621518 | Solar / battery storage | Issued | Iss. Sep 28, 2026 | $23,500 | Reviewed by SolarApp+ 6.6kw Solar PV System, 11.5 kw PV Storage System Size and nullgal Solar WH System (water heater in… |
| RES-2606632 | Remodel / interior alteration | Expired Application | App. Apr 3, 2026 | $2,400 | EPC - 4X12X10 beam in kitchen,, permit to complete work on expired permit res-2300644 |
| RES-2420417 | Remodel / interior alteration | Expired Permit | Iss. Oct 3, 2024 | $16,000 | EPC - 4X12X10 beam in kitchen,, permit to complete work on expired permit res-2300644 |
| RES-2300644 | Plumbing / water heater / sewer | Expired Permit | Iss. Jan 12, 2023 | $74,533 | NON-STRUCTURAL KITCHEN AND HALL BATH REMODEL. HALL BATH; TILE SHOWER WALLS, SHOWER HEAD W/VALVE, LVT FLOORING. KITCHEN; … |
| RES-2116931 | Plumbing / water heater / sewer | Finaled | Iss. Aug 4, 2021 | $10,599 | Change-out installation of Gas - 050 gallon to Electric - 052 gallon, located inside building, screening not required. |
| RES-2012654 | Roof replacement | Finaled | Iss. Jul 20, 2020 | $10,100 | E-Permit: Tear Off - No, Resheet - No, 1 layer(s), 16 squares of Composite Class A. In-progress inspection required if 1… |
| RES-2011895 | Roof replacement | Expired Permit | Iss. Jul 9, 2020 | $28,200 | Change-out w/new ducts Roof Mount to Roof Mount. The existing unit shall be removed. The new unit shall be placed in the… |