231 Eleanor Ave
Sacramento 95815 · Wills Acres · City of Sacramento · Coordinates: 38.61783, -121.46294
Executive Verdict · Public-Records Synthesis
Zoned R-1 in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $339,000 ($298,000–$380,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 595,030 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
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Jul 15, 2025, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
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)
- ! Delayed or open permit activity on this parcel
Plan revision / deferred submittal (SUB-1919754): Pending in review for 7.1 yr (63.1× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 105 Lindley Dr (0.13 mi NW, applied). 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 (~$4,315/yr at $339,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$360/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:
- 595,030 sq ft (13.66 ac)
- Assessor use:
- Public / Utilities · City · Exempt / Non-Taxable
- Tax rate area:
- 03257
- Addresses on lot:
- 231 ELEANOR AVE
Zoning & Land Use
R-1 — Single-Unit Dwelling Zone (R)
2040 General Plan: Parks and Recreation
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 595,030 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 06067C0177J, 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: $298,000 – $380,000 · 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
- Accessory dwelling unit at 105 Lindley Dr (Applied)0.13 mi NW
In "Applied" for 19 mo (since Apr 7, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). issued_date changed to "2026-10-19" in snapshot Nov 1, 2026.
- Avana Park, Residential Subdivision (Entitled)0.33 mi NE
In "Entitled" for 5 yr (since Nov 19, 2021), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (8 housing units across 0 permits).
- Plan revision / deferred submittal (SUB-1919754) (Abandoned)On this parcel
Pending in review for 7.1 yr (63.1× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
- Other (COM-1716864) (Expired Permit)On this parcel
Issued after 8 mo (7.8× the 33d median) — slower than 90% of other permits in City of Sacramento (median 33d, 90th pct 196d, n=837).
Entity-resolved builders & contractors in ½ mile: Apex Site Solutions (2 on parcel, 2 in ½ mi · Other); Acco Engineered (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Lennar Homes Of California (3 in ½ mi · New single-family home); Smr Designs (2 in ½ mi · Addition (adds square footage)); Parker Brothers Construction Services (2 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2509958 | Commercial tenant improvement | Finaled | Iss. Jul 15, 2025 | $245,898 | EPC - CITY PROJECT- FACILITIES INSPECTED. Replace (1) 12.5-Ton roof top HVAC unit, and (1) Reznor Make-Up air unit, both… |
| COM-1920066 | Other | Finaled | Iss. Dec 3, 2019 | $47,000 | EPC - Install (1) WiFi Antenna + RSU to existing light pole within the Johnston Park |
| SUB-1919754 | Plan revision / deferred submittal | Abandoned | App. Oct 14, 2019 | $47,000 | EPC Submittal - Remodel and Change of Use of Commercial Building - Install (1) WiFi Antenna + RSU to existing light pole… |
| COM-1716864 | Other | Expired Permit | Iss. May 30, 2018 | $20,000 | EPC - Installation of a 30x36 fabric shade canopy in an existing city park |