1820 Helena Ave
Sacramento 95815 · Ben Ali · City of Sacramento · Coordinates: 38.61626, -121.42432
Executive Verdict · Public-Records Synthesis
Zoned R-2A in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $347,000 ($305,000–$389,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-2A allows residential use qualifying for ministerial ADU review under state law (9 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$7,040 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Jan 15, 2025).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: minimal flood hazard)
all of the lot of the parcel intersects Zone X: minimal flood hazard. 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: Glenrose Townhomes Time Extension (0.11 mi S, 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 (~$4,406/yr at $347,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$367/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:
- 7,405 sq ft (0.17 ac)
- Assessor use:
- Residential · Single Family · Non-Subdivision
- Tax rate area:
- 03393
- Addresses on lot:
- 1820 HELENA AVE
Zoning & Land Use
R-2A — 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-2A (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-2A (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-2A (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: minimal flood hazard (all of the lot) · FIRM panel 06067C0181H, 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: $305,000 – $389,000 · Status: Off market
HUD Small Area FMR (ZIP 95815) · FY 2026
Studio $1,440 · 1BR $1,510 · 2BR $1,860 · 3BR $2,480 · 4BR $2,850
Developments Deserving Closer Investigation & Active Area Builders
- Glenrose Townhomes Time Extension (Entitled)0.11 mi S
In "Entitled" for 6.7 yr (since Mar 10, 2020), 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).
- Marconi Ridge Apartments (In review)0.34 mi N
In "In review" for 4.4 yr (since Jun 28, 2022), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (11 housing units, $2,000,000 declared valuation across 1 permit).
- Marconi Ridge Apartments (Entitled)0.39 mi N
In "Entitled" for 7 yr (since Nov 12, 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 (11 housing units across 0 permits).
- New commercial building at 1812 Auburn Blvd (Fee estimate)0.25 mi N
In "Fee estimate" for 8 yr (since Nov 5, 2018), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($2,000,000 declared valuation across 2 permits).
Entity-resolved builders & contractors in ½ mile: Atticman Heating And Air Conditioning Insulation (2 on parcel, 2 in ½ mi · Electrical / panel); Service Monster (2 on parcel, 2 in ½ mi · Roof replacement); California Delta Mechanical (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Bryant Keith Johnson (1 on parcel, 1 in ½ mi · Electrical / panel); Bethel Electric (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2500977 | Electrical / panel | Expired Permit | Iss. Jan 15, 2025 | $7,500 | E-Permit: existing panel 100 Amps - Overhead service, new main panel 200 Amps, Replacement weather head/masthead work, m… |
| RES-2500975 | HVAC / heat pump | Finaled | Iss. Jan 15, 2025 | $18,687 | No Duct Work Permitted. Change-out Mini-Split System to Mini-Split System. The existing unit shall be removed. The new u… |
| RES-2312288 | Solar / battery storage | Finaled | Iss. Jun 16, 2023 | $10,400 | 5.2kw Solar PV System, and 0gal Solar WH System (water heater installed null). All supply side connections, main breaker… |
| RES-2312285 | Roof replacement | Finaled | Iss. Jun 15, 2023 | $11,100 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 15 squares of Composite Class A. In-progress inspection required if … |