467 Eleanor Ave
Sacramento 95815 · Noralto · City of Sacramento · Coordinates: 38.61701, -121.45537
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 $482,000 ($424,000–$540,000).
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 10,019 sq ft lot. Local precedent is active with 8 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$111,855 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Mar 9, 2023).
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 (0.17 mi SE, 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 (~$5,945/yr at $482,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$495/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:
- 10,019 sq ft (0.23 ac)
- Assessor use:
- Residential · Single Family · Non-Subdivision
- Tax rate area:
- 03257
- Addresses on lot:
- 465 ELEANOR AVE; 467 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 10,019 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: $424,000 – $540,000 · 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
Nearby Activity (½ mile radius, since November 2024)
37 active or recent development projects (191 housing units across completed, permitted, and pipeline stages) and 347 total building permits recorded within ½ mile.
- New construction9 permits (151 units)
- Adds housing (ADU)25 permits (29 units)
- Additions & renovations23 permits
- Building systems271 permits
- Repairs6 permits
- Other13 permits
Developments Deserving Closer Investigation & Active Area Builders
- Accessory dwelling unit at 2647 Fairfield St (Applied)0.17 mi SE
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.
- 4 new homes at 707 Lampasas Ave (Applied)0.31 mi SE
In "Applied" for 3.5 yr (since May 11, 2023), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (4 housing units, $825,000 declared valuation across 1 permit).
- Catalonia Palms Assisted Living Facility (In review)0.32 mi W
High-impact scale (40 housing units, $6,000,000 declared valuation across 1 permit). current_status changed to "Plan Check Target" in snapshot Nov 1, 2026.
- Hidden Oaks SFRs and ADUs - MMH (Entitled)0.3 mi E
In "Entitled" for 19 mo (since Apr 2, 2025), exceeding the 210d median and 365d 75th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (8 housing units across 0 permits).
Entity-resolved builders & contractors in ½ mile: ARS American Residential Services Of California (1 on parcel, 1 in ½ mi · HVAC / heat pump); Mis Construction (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Jagir Investments (13 in ½ mi · Accessory dwelling unit (new or conversion)); Lennar Homes Of California (3 in ½ mi · New single-family home); Gto Contractors (3 in ½ mi · Accessory dwelling unit (new or conversion)).
Permit & Project History on This Parcel (4 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2226488 | Accessory dwelling unit (new or conversion) | Finaled | Iss. Mar 9, 2023 | $110,529 | EPC - CONVERT THE 286 SF OF GARAGE AND ADDITION OF 494SF INTO AN ADU THAT WILL HAVE 2 BEDROOMS, A FAMILY ROOM, A KITCHEN… |
| RES-1917831 | Roof replacement | Finaled | Iss. Sep 17, 2019 | $6,000 | E-Permit: Tear Off - No, Resheet - No, 1 layer(s), 15 squares of 30yr Laminated Dimensional Composition. CRRC: 0850-0052 |
| RES-1910307 | HVAC / heat pump | Finaled | Iss. Jun 6, 2019 | $23,063 | No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall … |
| RES-1822753 | Plumbing / water heater / sewer | Finaled | Iss. Nov 28, 2018 | $14,000 | HSG Case: 18-012584 NON-Structural Kitchen & (2) Bath remodels, 40Gal Gas water heater, SMUD Safety “Water conserving … |
State HCD Housing Element APR records on this parcel: 2 entries (report years 2022, 2023).