351 Eleanor Ave
Sacramento 95815 · Noralto · City of Sacramento · Coordinates: 38.61711, -121.45823
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 $356,000 ($313,000–$399,000).
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 6,098 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
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Oct 14, 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)
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)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 2647 Fairfield St (0.32 mi E, 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 (~$4,508/yr at $356,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$376/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:
- 6,098 sq ft (0.14 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03257
- Addresses on lot:
- 351 ELEANOR AVE
Zoning & Land Use
R-1 — 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 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 6,098 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: $313,000 – $399,000 · 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 2647 Fairfield St (Applied)0.32 mi E
In "Applied" for 7 mo (since Apr 22, 2026), 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 "2026-09-30" in snapshot Nov 1, 2026.
- Accessory dwelling unit at 105 Lindley Dr (Applied)0.37 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 N
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).
- New commercial building at 300 El Camino Ave (Fee estimate)0.43 mi S
In "Fee estimate" for 8.6 yr (since Apr 20, 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 ($2,500,000 declared valuation across 1 permit).
Entity-resolved builders & contractors in ½ mile: Sierra Valley Mechanical (2 on parcel, 3 in ½ mi · Remodel / interior alteration); Lennar Homes Of California (3 in ½ mi · New single-family home); Infinity General Engineering Construction And Design (3 in ½ mi · Commercial tenant improvement); Bethel Griffin And (3 in ½ mi · Commercial tenant improvement); Smr Designs (2 in ½ mi · Addition (adds square footage)).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2622612 | Remodel / interior alteration | Issued | Iss. Oct 14, 2026 | $1,500 | Install a 40 amp circuit and breaker for a future ev charging station in the garage. EV charger is not included. Water … |
| RES-2622552 | HVAC / heat pump | Issued | Iss. Oct 8, 2026 | $23,326 | Change-out Split System to Split System (all-electric heat pump). The existing unit shall be removed. The new unit shall… |
| RES-1613413 | Plumbing / water heater / sewer | Finaled | Iss. Aug 22, 2016 | $500 | Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required. |