820 Marymanuel Cir
Sacramento 95831 · Greenhaven · City of Sacramento · Coordinates: 38.51094, -121.54175
Executive Verdict · Public-Records Synthesis
Zoned R-2B-R in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $567,000 ($499,000–$635,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-2B-R allows residential use qualifying for ministerial ADU review under state law (1 ADU permit permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 5 documented municipal building permits on file
On-parcel permit history is indexed through Sep 23, 2026, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in Greenhaven
112 substantial renovation & housing permits over 24 months (41.6 per 1,000 parcels vs. 30.4 citywide baseline) (#46 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Greenhaven)
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: Accessory dwelling unit at 6301 Faustino Way (0.3 mi W, issued). 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 (~$6,914/yr at $567,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$576/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:
- 1,742 sq ft (0.04 ac)
- Assessor use:
- Residential · Single Family · Planned Unit Development
- Tax rate area:
- 03165
- Addresses on lot:
- 820 MARYMANUEL CIR
Zoning & Land Use
R-2B-R — Multi-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-2B (multifamily residential): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned R-2B (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-2B (multifamily residential), not a single-family residential zone.
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 06067C0170H, 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: $499,000 – $635,000 · Status: Off market
HUD Small Area FMR (ZIP 95831) · FY 2026
Studio $1,980 · 1BR $2,070 · 2BR $2,550 · 3BR $3,390 · 4BR $3,910
Developments Deserving Closer Investigation & Active Area Builders
- Accessory dwelling unit at 6301 Faustino Way (Issued)0.3 mi W
Active in "Issued" for 4.3 yr (first record Jul 22, 2022) with no new permit activity recorded in 2.3 yr. current_status changed to "Expired Permit" in snapshot Nov 1, 2026.
- New home at 18 Lake Vista Ct (Issued)0.41 mi E
Active in "Issued" for 2.6 yr (first record Mar 21, 2024) with no new permit activity recorded in 17 mo. High-impact scale (1 housing unit, $750,000 declared valuation across 1 permit).
- SFR at 4 Kathy Court (Entitled)0.23 mi NW
In "Entitled" for 4.9 yr (since Dec 2, 2021), 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 6212 Allenport Way (Entitled)0.42 mi NE
In "Entitled" for 4.8 yr (since Jan 21, 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: Maverick Electrical Services (2 on parcel, 2 in ½ mi · Electrical / panel); Jr Putman (1 on parcel, 1 in ½ mi · HVAC / heat pump); Clarke And Rush Mechanical (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Preferred Plumbing And Electrical (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Tcg Construction (84 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2621148 | Plumbing / water heater / sewer | Finaled | Iss. Sep 23, 2026 | $4,369 | E-Permit: Sewer Service replacement or repair, Dig and Bury 15 L.F. |
| RES-2506761 | Electrical / panel | Finaled | Iss. Apr 4, 2025 | $6,508 | E-Permit: existing panel 125 Amps - Underground service, new main panel 125 Amps, N/A weather head/masthead work. |
| RES-2505258 | Electrical / panel | Expired Permit | Iss. Mar 17, 2025 | $4,500 | E-Permit: existing panel 125 Amps - Underground service, new main panel 125 Amps, N/A weather head/masthead work, main b… |
| RES-2415565 | HVAC / heat pump | Expired Permit | Iss. Jul 17, 2024 | $15,409 | HVAC Permit: Remove and replace air handler, heat pump, like for like. The existing unit shall be removed. The new uni… |
| COM-1620605 |