5406 Mandel St
Sacramento 95835 · Natomas Park · City of Sacramento · Coordinates: 38.67385, -121.52160
Executive Verdict · Public-Records Synthesis
Zoned R-1-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $616,000 ($542,000–$690,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$20,529 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Apr 22, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (A99, all of the lot of lot)
Zone A99: 1% annual chance flood (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: Accessory dwelling unit at 9 Skipton Ct (0.42 mi NE, 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 (~$7,472/yr at $616,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$623/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:
- 8,757 sq ft (0.20 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03325
- Addresses on lot:
- 5406 MANDEL ST
Zoning & Land Use
R-1-PUD — 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 lotPossible, with conditions
Zoned R-1, a single-family residential zone. FEMA Special Flood Hazard Area (Zone A99) covers all of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
- SB 9: split into two lotsPossible, with conditions
Zoned R-1, a single-family residential zone. The lot is 8,757 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original. FEMA Special Flood Hazard Area (Zone A99) covers all of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
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 A99: 1% annual chance flood (Special Flood Hazard Area) (all of the lot) · FIRM panel 06067C0045J, effective June 16, 2015
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $542,000 – $690,000 · Status: Off market
HUD Small Area FMR (ZIP 95835) · FY 2026
Studio $2,200 · 1BR $2,310 · 2BR $2,840 · 3BR $3,780 · 4BR $4,360
Developments Deserving Closer Investigation & Active Area Builders
- Accessory dwelling unit at 9 Skipton Ct (Issued)0.42 mi NE
Active in "Issued" for 2.2 yr (first record Sep 5, 2024) with no new permit activity recorded in 11 mo. issued_date changed to "2026-10-13" in snapshot Nov 1, 2026.
- Mystique BLDG #2 (10Plex) (Finaled / completed)0.5 mi NW
High-impact scale (10 housing units, $1,904,517 declared valuation across 19 permits).
Entity-resolved builders & contractors in ½ mile: Hooked On Solar (3 on parcel, 3 in ½ mi · Solar / battery storage); Pacific Pipes Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Rooster Electric (1 on parcel, 1 in ½ mi · Remodel / interior alteration); KB Home Sacramento (475 in ½ mi · New single-family home); Connected Technology (40 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2606110 | Remodel / interior alteration | Finaled | Iss. Apr 22, 2026 | $1,997 | EPC - Hardwired EV charger - 40Amp, 50 amp breaker - Tesla - Located in garage. Water conserving fixtures are required t… |
| RES-2518647 | Solar / battery storage | Finaled | Iss. Sep 9, 2025 | $17,136 | 5.4kw Solar PV System, 0 kw PV Storage System Size and 0gal Solar WH System (water heater installed null). All supply si… |
| RES-2504907 | Plan revision / deferred submittal | Complete | App. Mar 11, 2025 | — | REVISION TO RES-2502940 - Removed the Tesla Gateway and instead, utilized a Tesla BackUp Switch and a Generation Panel. … |
| RES-2502940 | Solar / battery storage | Finaled | Iss. Feb 14, 2025 | $27,200 | Install ESS. All supply side connections, main breaker change-out, and/or panel upgrade will require a second inspection… |