Sacramento 95822 · Mangan Park · APN 025-0132-016-0000 · City of Sacramento
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).
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 3 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
Public building records show issued construction/renovation work on this parcel (1 total permit, latest Jul 14, 2022).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$475,000
Benchmark range: $418,000 – $532,000
Closest lead: Lanai Garden Apartments (0.36 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)
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
Since November 2024 within ½ mile: 4 homes completed, 2 permitted, 2 proposed or in review.
9 projects with a record in this window, grouped by us from permits and State housing reports. Units are as proposed on each project's latest record and counted at its current stage.
370 permits within ½ mile since November 2024
The map shows new construction, ADUs, demolitions, additions, and renovations. Routine systems work (roofs, HVAC, water heaters) is counted but not mapped. Unit counts are as stated on permits.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: permits located by parcel, ½ mile radius · Source updated Nov 1, 2026 · Retrieved Nov 3, 2026
Public-records benchmark estimate combining Zillow Home Value Index (Data provided by Zillow), Census ACS 5-year estimates, parcel land-use/lot characteristics, and issued building permits. Not an official appraisal.
Permit counts, by the date issued (or applied, if not yet issued). Lot splits are planning cases, which we don't have.
We read public zoning and hazard maps against state law (ADUs: Gov. Code 66314; SB 9: Gov. Code 65852.21 and 66411.7). Local rules, title, tenancy history and site conditions can change the answer. Check with City of Sacramento's planning department before relying on it.
Sources: City of Sacramento CDD, Zoning (retrieved Nov 11, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Nov 9, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Nov 9, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Nov 9, 2026) · Zoning classes: our classification of R-1 as single-family residential, checked against the zone description on Oct 24, 2026
Chronological history of building permit applications and issuances, snapshot-dated status changes, State housing entitlements, surrounding development within ½ mile, and area home-value trends.
In "Entitled" for 7.7 yr (since Mar 6, 2019), with no new permit record in 7.7 yr. · 22 units
In "Entitled" for 4 yr (since Oct 25, 2022), with no new permit record in 4 yr. · 1 unit
Permit issued and active for 3 yr (first record Nov 9, 2023), with no completion or new permit record in 2.4 yr. · 1 unit · $82,231 declared valuation
Permit issued and active for 2.2 yr (first record Sep 5, 2024), with no completion or new permit record in 2 yr. · 1 unit · $75,000 declared valuation
In "In review" for 6 mo (since May 4, 2026), with no new permit record in 6 mo. · 1 unit · $250,000 declared valuation
Nearby plan revision / deferred submittal (1920 34th Ave): Status changed from Plan Check Wait to Plan Check Target
Record COM-2620129 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (5629 Helen Way): Status changed from Ready-to-Issue to Expired Application
Record RES-2606632 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (2285 Murieta Way): Status changed from Issued to Finaled
Record RES-2621022 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (5730 24th St 1): First appeared in published agency feed
Record COM-2621905 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (2116 Murieta Way): First appeared in published agency feed
Record RES-2623815 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (5665 Nolder Way): First appeared in published agency feed
Record RES-2623233 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (5417 Dana Way): Status changed from Issued to Finaled
Record RES-2621369 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (2261 Fruitridge Rd): Status changed from Issued to Finaled
Record RES-2621142 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2620860 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (5664 Johns Dr): Status changed from Issued to Finaled
Record RES-2612697 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (5665 Carmela Way): First appeared in published agency feed
Record RES-2622286 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (5730 24th St 7): Status changed from Issued to Expired Permit
Record COM-2510043 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (5645 Bradd Way): First appeared in published agency feed
Record RES-2622976 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (2320 Hooke Way): First appeared in published agency feed
Record RES-2623804 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (4949 Helen Way): Status changed from Issued to Expired Permit
Record RES-2522130 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Cross-referenced intelligence from our historical development graph—connecting parcels, permits, entity-resolved builders, empirical review-time distributions, and neighborhood renovation trends.
Explore full City of Sacramento development graph →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).
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).
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).
Active in "Issued" for 2.2 yr (first record Sep 5, 2024) with no new permit activity recorded in 2 yr.
Active in "Issued" for 3 yr (first record Nov 9, 2023) with no new permit activity recorded in 2.4 yr.
current_status changed to "Plan Check Wait" in snapshot Nov 1, 2026.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 597 parcels
Small prior baseline
City baseline: 30.4 / 1k
10 in trailing 24m
Includes 1 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Ej Reed Construction | Accessory dwelling unit (new or conversion) | 1 on parcel1 in ½ mi | $59,332 | 6 vs 6 prior |
| Connected Technology Recent nearby: 5656 Cazadero Way (Nov 18, 2025) | Remodel / interior alteration | 7 in ½ mi | $13,732 | 117 vs 248 prior−53% |
| Premier Pools Sacramento Recent nearby: 5616 El Arado Way (Jan 30, 2025) |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family home | 3,657 | 28d | 45d | 85d | 184d | 41d(vs 51d prior) |
| New duplex / half-plex | 115 | 82d | 184d | 416d | 575d | 144d(vs 361d prior) |
| New multifamily / condos / mixed-use | 199 | 125d | 210d | 365d | 627d | 199d(vs 289d prior) |
| Accessory dwelling unit (new or conversion) |
HUD Small Area Fair Market Rent · ZIP 95822
HUD FY 2026 · 40th-percentile gross rentCensus ACS 5-year median gross rent (all bedroom counts combined):
Area home-value benchmarks (not an appraisal)
ZIP & neighborhood mediansUnder California Proposition 13, the seller's historical assessed value does not carry over to a buyer. On sale, the parcel is reassessed at the purchase price: 1.00% base rate ($4,750/yr) + local voter-approved bond debt ($665/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
Model adding a backyard ADU or garage conversion under California's Prop 13 blended new-construction assessment (existing house & land tax base stays intact; only ADU build cost is assessed) and SB 13 impact-fee rules.
−$17,163/yr
Cash needed: $104,500
NOI: $11,660/yr
P&I: $2,402/mo
For $0/mo net cash flow
At $2,100/mo gross rent
| Scenario | Assumptions | Year 1 Rent | Year 1 Cash Flow | Cash-on-Cash | Break-Even Rent | Year 5 Cash Flow |
|---|---|---|---|---|---|---|
| Conservative | −8% starting rent, +3% vacancy, +3% combined maintenance/CapEx, 1.5%/yr rent growth | $1,932/mo | −$1,672/mo | -19.2% | $4,265/mo | −$1,641/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,100/mo | −$1,430/mo | -16.4% | $3,948/mo | −$1,281/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,226/mo | −$1,292/mo | -14.8% | $3,856/mo | −$1,006/mo |
Rental regulatory context (informational only — not legal advice):
California AB 1482 (Tenant Protection Act, Civ. Code § 1947.12) caps annual rent increases at 5% + local CPI (max 10%) on covered properties. In City of Sacramento: Sacramento Tenant Protection Program (City Code Ch. 5.156) — 5% + CPI (8.6% cap effective July 1, 2026) for covered pre-1995 multifamily units. Official program rules ↗
Finaled / completed1 unitsFeb 4, 2022 – Aug 18, 2023
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
ADU
EPC - CONSTRUCT NEW 400SF TINY HOME ADU WITH SLEEPING LOFT PER APPENDIX Q. PARTICIPATING IN SMUD SOLAR SHARE.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel (APN) · Source updated Nov 1, 2026 · Retrieved Nov 3, 2026 · Applied and issued dates come from the city's Applied and Issued permit datasets. The city publishes current status without a date, so status changes are dated by the window between our snapshots.
| Report year | Project / record | Type | Entitled | Permitted | Completed | Deed-restricted |
|---|---|---|---|---|---|---|
| 2023 | ADU(RES-2207537) | ADU · Renter | — | — | 1 (Aug 18, 2023) | — |
| 2022 | 5653 Helen Way ADU(IR22-027) | ADU · Renter | 1 (Feb 4, 2022) | — | — | — |
| 2022 | ADU(RES-2207537) | ADU · Renter | — | 1 (Jul 14, 2022) | — | — |
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Nov 9, 2026 · From City of Sacramento's Housing Element Annual Progress Reports. A project can appear in several report years as it moves from entitlement to permit to completion.
Source: City of Sacramento CDD, Zoning · Geography: zoning district polygon at parcel point · Source updated Nov 11, 2026 · Retrieved Nov 11, 2026
0.12 acres
Assessor's classification for assessment purposes. This is not zoning.
5653 HELEN WAY; 5655 HELEN WAY
Source: Sacramento County GIS, Parcels · Geography: parcel · Source updated Nov 8, 2026 · Retrieved Nov 8, 2026
Assessed values and limited building characteristics (Sacramento County Assessor)
Current roll value. This is assessed value, not market value.
Search by parcel number 025-0132-016-0000. Shows direct levies and special assessments.
Search the city's permit system by address or record number
The official flood hazard map for this location. Our reading of it is under What could be built here.
This site does not show owner names.
| Pool / spa |
| 5 in ½ mi |
| $309,929 |
| 102 vs 121 prior−16% |
| Kevin Fong Recent nearby: 5000 Freeport Blvd (Mar 27, 2018) | Commercial tenant improvement | 4 in ½ mi | $58,000 | 0 vs 0 prior |
| Mr Christensen Construction Recent nearby: 5150 Freeport Blvd (Jun 16, 2021) | Demolition | 3 in ½ mi | $2,148,000 | 0 vs 1 prior |
| Problem Solved Recent nearby: 2145 Irvin Way (May 27, 2025) | Addition (adds square footage) | 3 in ½ mi | $415,041 | 3 vs 0 prior |
| Mobile Homes Plus Recent nearby: 2263 Murieta Way (Jul 28, 2025) | Accessory dwelling unit (new or conversion) | 3 in ½ mi | $202,696 | 2 vs 3 prior |
| Sac Pool Pros Service Recent nearby: 2221 Hollywood Way (Mar 10, 2026) | Pool / spa | 3 in ½ mi | $184,000 | 13 vs 30 prior−57% |
| Kitchen Mart Recent nearby: 2334 Knight Way (Jan 26, 2026) | Remodel / interior alteration | 3 in ½ mi | $126,065 | 62 vs 72 prior−14% |
| Bassett Building Recent nearby: 2328 Murieta Way (Jan 28, 2020) | Addition (adds square footage) | 3 in ½ mi | $65,000 | 0 vs 0 prior |
| 1,693 |
| 57d |
| 97d |
| 172d |
| 284d |
| 97d(vs 103d prior) |
| Addition (adds square footage) | 1,948 | 6d | 42d | 83d | 162d | 49d(vs 43d prior) |
| Remodel / interior alteration | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvement | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Computed from issued permits with recorded application and issuance dates over the trailing 60 months. Categories with fewer than 20 permits are excluded.