5640 Helen Way
Sacramento 95822 · Mangan Park · City of Sacramento · Coordinates: 38.52314, -121.49219
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 $456,000 ($401,000–$511,000).
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 5,650 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 (+$34,554 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Jan 17, 2024).
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 (0.34 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 (~$5,648/yr at $456,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$471/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:
- 5,650 sq ft (0.13 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03024
- Addresses on lot:
- 5640 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 5,650 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: $401,000 – $511,000 · 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)0.34 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)0.16 mi NW
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)0.4 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)0.25 mi N
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: Premier Pools Sacramento (1 on parcel, 5 in ½ mi · Pool / spa); High End Electric (2 on parcel, 2 in ½ mi · Electrical / panel); Connected Technology (7 in ½ mi · Remodel / interior alteration); Kevin Fong (4 in ½ mi · Commercial tenant improvement); Mr Christensen Construction (3 in ½ mi · Demolition).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2401278 | Electrical / panel | Finaled | Iss. Jan 17, 2024 | $4,500 | E-Permit: existing panel 200 Amps - Overhead service, new main panel 200 Amps, New Install weather head/masthead work. |
| RES-2400666 | Pool / spa | Finaled | Iss. Jan 11, 2024 | $75,118 | In ground gunite swimming pool and associated equipment. Carbon monoxide & Smoke alarms required. Reference CRC section… |
| RES-2206496 | Electrical / panel | Finaled | Iss. Mar 27, 2022 | $2,800 | E-Permit: existing panel 100 Amps - Overhead service, new main panel 200 Amps, New Install weather head/masthead work. |