Sacramento 95815 · Noralto · APN 263-0141-043-0000 · City of Sacramento
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 $366,000 ($322,000–$410,000).
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 8,712 sq ft lot. Local precedent is active with 15 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
On-parcel permit history is indexed through Feb 23, 2024, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$366,000
Benchmark range: $322,000 – $410,000
Closest lead: Accessory dwelling unit at 2647 Fairfield St (0.2 mi S, applied). Inspect timeline history before assuming near-term completion.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · HCD APR (½-mile radius)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$385/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
Since November 2024 within ½ mile: 26 homes completed, 10 permitted, 127 proposed or in review.
38 projects with a record in this window, grouped by us from permits and State housing reports. Units are as proposed on each project's latest record and counted at its current stage.
366 permits within ½ mile since November 2024
The map shows new construction, ADUs, demolitions, additions, and renovations. Routine systems work (roofs, HVAC, water heaters) is counted but not mapped. Unit counts are as stated on permits.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: permits located by parcel, ½ mile radius · Source updated Nov 1, 2026 · Retrieved Nov 3, 2026
Public-records benchmark estimate combining Zillow Home Value Index (Data provided by Zillow), Census ACS 5-year estimates, parcel land-use/lot characteristics, and issued building permits. Not an official appraisal.
Permit counts, by the date issued (or applied, if not yet issued). Lot splits are planning cases, which we don't have.
We read public zoning and hazard maps against state law (ADUs: Gov. Code 66314; SB 9: Gov. Code 65852.21 and 66411.7). Local rules, title, tenancy history and site conditions can change the answer. Check with City of Sacramento's planning department before relying on it.
Sources: City of Sacramento CDD, Zoning (retrieved Nov 11, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Nov 9, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Nov 9, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Nov 9, 2026) · Zoning classes: our classification of R-1 as single-family residential, checked against the zone description on Oct 24, 2026
Chronological history of building permit applications and issuances, snapshot-dated status changes, State housing entitlements, surrounding development within ½ mile, and area home-value trends.
In "Entitled" for 4 yr (since Nov 14, 2022), with no new permit record in 3.9 yr. · 1 unit · $72,666 declared valuation
In "Fee estimate" for 3.8 yr (since Feb 8, 2023), with no new permit record in 3.8 yr. · 1 unit · $250,000 declared valuation
In "Entitled" for 3.5 yr (since Apr 28, 2023), with no new permit record in 3.5 yr. · 1 unit
In "Fee estimate" for 3.1 yr (since Oct 16, 2023), with no new permit record in 3.1 yr. · 29 units · $3,006,960 declared valuation
In "Entitled" for 3.8 yr (since Feb 1, 2023), with no new permit record in 3.1 yr. · 1 unit · $224,773 declared valuation
In "Entitled" for 2.7 yr (since Mar 19, 2024), with no new permit record in 2.7 yr. · 1 unit · $79,522 declared valuation
Nearby roof replacement (740 Sonoma Ave): Status changed from Issued to Finaled
Record RES-2621269 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2620424 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2608011 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2608011 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (2731 Oakmont St): First appeared in published agency feed
Record RES-2621617 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2405528 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (2512 Rio Linda Blvd): Status changed from Issued to Finaled
Record COM-2620058 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (2633 Gary Way): First appeared in published agency feed
Record RES-2621671 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (2720 Forrest St A): Status changed from Issued to Finaled
Record COM-2611581 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (3001 Ponderosa Ln): First appeared in published agency feed
Record RES-2623068 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby ev charger (2533 Del Paso Blvd): Status changed from Expired Permit to Issued
Record COM-2420544 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (2512 Rio Linda Blvd): Status changed from Issued to Finaled
Record COM-2620059 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (351 Eleanor Ave): First appeared in published agency feed
Record RES-2622552 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (351 Eleanor Ave): First appeared in published agency feed
Record RES-2622612 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (2681 Fairfield St 46): First appeared in published agency feed
Record COM-2623497 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Cross-referenced intelligence from our historical development graph—connecting parcels, permits, entity-resolved builders, empirical review-time distributions, and neighborhood renovation trends.
Explore full City of Sacramento development graph →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.
In "Fee estimate" for 3.1 yr (since Oct 16, 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 (29 housing units, $3,006,960 declared valuation across 1 permit).
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).
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).
In "Entitled" for 2.7 yr (since Mar 19, 2024), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
In "Fee estimate" for 3.8 yr (since Feb 8, 2023), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 809 parcels
Small prior baseline
City baseline: 30.4 / 1k
10 in trailing 24m
Includes 9 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Bm And C Construction | Fire alarm / sprinkler | 2 on parcel2 in ½ mi | $1,000,000 | 0 vs 0 prior |
| Ptrs | Roof replacement | 1 on parcel1 in ½ mi | $30,000 | 0 vs 0 prior |
| Jagir Investments Recent nearby: 789 Lampasas Ave (May 11, 2023) | Accessory dwelling unit (new or conversion) | 13 in ½ mi | $2,699,136 |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family home | 3,657 | 28d | 45d | 85d | 184d | 41d(vs 51d prior) |
| New duplex / half-plex | 115 | 82d | 184d | 416d | 575d | 144d(vs 361d prior) |
| New multifamily / condos / mixed-use | 199 | 125d | 210d | 365d | 627d | 199d(vs 289d prior) |
| Accessory dwelling unit (new or conversion) |
HUD Small Area Fair Market Rent · ZIP 95815
HUD FY 2026 · 40th-percentile gross rentCensus ACS 5-year median gross rent (all bedroom counts combined):
Area home-value benchmarks (not an appraisal)
ZIP & neighborhood mediansUnder California Proposition 13, the seller's historical assessed value does not carry over to a buyer. On sale, the parcel is reassessed at the purchase price: 1.00% base rate ($3,650/yr) + local voter-approved bond debt ($511/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
Model adding a backyard ADU or garage conversion under California's Prop 13 blended new-construction assessment (existing house & land tax base stays intact; only ADU build cost is assessed) and SB 13 impact-fee rules.
−$11,556/yr
Cash needed: $80,300
NOI: $10,592/yr
P&I: $1,846/mo
For $0/mo net cash flow
At $1,850/mo gross rent
| Scenario | Assumptions | Year 1 Rent | Year 1 Cash Flow | Cash-on-Cash | Break-Even Rent | Year 5 Cash Flow |
|---|---|---|---|---|---|---|
| Conservative | −8% starting rent, +3% vacancy, +3% combined maintenance/CapEx, 1.5%/yr rent growth | $1,702/mo | −$1,176/mo | -17.6% | $3,343/mo | −$1,146/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,850/mo | −$963/mo | -14.4% | $3,094/mo | −$829/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $1,961/mo | −$841/mo | -12.6% | $3,022/mo | −$588/mo |
Rental regulatory context (informational only — not legal advice):
California AB 1482 (Tenant Protection Act, Civ. Code § 1947.12) caps annual rent increases at 5% + local CPI (max 10%) on covered properties. In City of Sacramento: Sacramento Tenant Protection Program (City Code Ch. 5.156) — 5% + CPI (8.6% cap effective July 1, 2026) for covered pre-1995 multifamily units. Official program rules ↗
Apartment Repair - #23-027282
Change in Permit Holder from COM-2322323 to COM-2403354 - EPC - EXPEDITED - HSG CASE #23-027282 RETURN 10-UNIT APARTMENT BUILDING BACK TO HABITABLE CONDITION. COMPLETELY REMOVE ALL NON-PERMITTED (BMEP) INSTALLATIONS THROUGHOUT. PROVIDE ENGINEERED FIX TO COMPROMISED STRUCTURAL CEILING/ FLOOR ASSEMBLIES THROUGHOUT. REPAIR/ REPLACE DRY ROTTED FRAMING THROUGHOUT. REPAIR/ REPLACE DAMAGED EXTERIOR WALL MOISTURE BARRIER THROUGHOUT. RE-FASTEN EXISTING STUCCO TO FRAMING MEMBERS BY APPROVED MEANS. PROVIDE HARDWIRED CO/SMOKE DETECTOR OUTLETS AS REQUIRED. VERIFY PROPER INSTALLATION OF GAS WALL FURNACES AND VENT DUCTING. INSTALL NEW CEILING AND EXTERIOR WALL INSULATION. RESTORE ALL VIOLATED FIRE ASSEMBLIES. INSTALL NEW FLOORING AND INTERIOR FINISHES. INSTALL NEW KITCHEN AND BATHROOM CABINETS. INSTALL NEW PLUMBING AND ELECTRICAL FIXTURES AND APPLIANCES. VERIFY ALL MECHANICAL, ELECTRICAL AND PLUMBING OPERATES AS INTENDED. NEW RE-ROOF TO BE INSPECTED AND APPROVED UNDER PREVIOUSLY ISSUED CDD PERMIT COM-2301588. ANY AREAS COVERED WITHOUT INSPECTIONS SHALL BE EXPOSED FOR SAID INSPECTIONS AND AS DEEMED NECESSARY BY A BUILDING INSPECTOR OF THE CITY OF SACRAMENTO.
Apartment Repair - #23-027282
EPC - EXPEDITED - HSG CASE #23-027282 RETURN 10-UNIT APARTMENT BUILDING BACK TO HABITABLE CONDITION. COMPLETELY REMOVE ALL NON-PERMITTED (BMEP) INSTALLATIONS THROUGHOUT. PROVIDE ENGINEERED FIX TO COMPROMISED STRUCTURAL CEILING/ FLOOR ASSEMBLIES THROUGHOUT. REPAIR/ REPLACE DRY ROTTED FRAMING THROUGHOUT. REPAIR/ REPLACE DAMAGED EXTERIOR WALL MOISTURE BARRIER THROUGHOUT. RE-FASTEN EXISTING STUCCO TO FRAMING MEMBERS BY APPROVED MEANS. PROVIDE HARDWIRED CO/SMOKE DETECTOR OUTLETS AS REQUIRED. VERIFY PROPER INSTALLATION OF GAS WALL FURNACES AND VENT DUCTING. INSTALL NEW CEILING AND EXTERIOR WALL INSULATION. RESTORE ALL VIOLATED FIRE ASSEMBLIES. INSTALL NEW FLOORING AND INTERIOR FINISHES. INSTALL NEW KITCHEN AND BATHROOM CABINETS. INSTALL NEW PLUMBING AND ELECTRICAL FIXTURES AND APPLIANCES. VERIFY ALL MECHANICAL, ELECTRICAL AND PLUMBING OPERATES AS INTENDED. NEW RE-ROOF TO BE INSPECTED AND APPROVED UNDER PREVIOUSLY ISSUED CDD PERMIT COM-2301588. ANY AREAS COVERED WITHOUT INSPECTIONS SHALL BE EXPOSED FOR SAID INSPECTIONS AND AS DEEMED NECESSARY BY A BUILDING INSPECTOR OF THE CITY OF SACRAMENTO.
Commercial Reroof, PTO, Apartment building.
Commercial Reroof. Tear Off - Yes, Resheet - Yes, 1 layer(s), 32 squares of TPO Single Ply. CRRC: 0738-0002. Commercial Reroof. The 2022 California Energy Code requires minimum insulation values be installed, above the roof deck, during reroof projects on all nonresidential, Hotel/Motel and Multifamily structures. For more information see http://codes.iccsafe.org/codes/california Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt). Carbon monoxide & Smoke alarms required. Reference 2022 CRC sections R315 & R314. ALL WORK SUBJECT TO FIELD INSPECTION.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel (APN) · Source updated Nov 1, 2026 · Retrieved Nov 3, 2026 · Applied and issued dates come from the city's Applied and Issued permit datasets. The city publishes current status without a date, so status changes are dated by the window between our snapshots.
No housing activity reported to the State for this parcel (2018–2025 reports).
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Nov 9, 2026 · From City of Sacramento's Housing Element Annual Progress Reports. A project can appear in several report years as it moves from entitlement to permit to completion.
Source: City of Sacramento CDD, Zoning · Geography: zoning district polygon at parcel point · Source updated Nov 11, 2026 · Retrieved Nov 11, 2026
0.20 acres
Assessor's classification for assessment purposes. This is not zoning.
600 LAS PALMAS AVE; 600 LAS PALMAS AVE # 10 # 10; 600 LAS PALMAS AVE # 1 # 1
Source: Sacramento County GIS, Parcels · Geography: parcel · Source updated Nov 8, 2026 · Retrieved Nov 8, 2026
Assessed values and limited building characteristics (Sacramento County Assessor)
Current roll value. This is assessed value, not market value.
Search by parcel number 263-0141-043-0000. Shows direct levies and special assessments.
Search the city's permit system by address or record number
The official flood hazard map for this location. Our reading of it is under What could be built here.
This site does not show owner names.
| 2 vs 21 prior−90% |
| High Energy Electric Recent nearby: 825 Lampasas Ave (Jun 5, 2025) | Remodel / interior alteration | 4 in ½ mi | $6,000 | 82 vs 3 prior |
| Lennar Homes Of California Recent nearby: 196 Eleanor Ave (Jun 6, 2019) | New single-family home | 3 in ½ mi | $650,184 | 604 vs 501 prior+21% |
| Gto Contractors Recent nearby: 685 Acacia Ave (Aug 18, 2025) | Accessory dwelling unit (new or conversion) | 3 in ½ mi | $282,808 | 4 vs 5 prior |
| Bethel Griffin And Recent nearby: 2681 Altos Ave 16 (Aug 13, 2021) | Commercial tenant improvement | 3 in ½ mi | $36,000 | 0 vs 0 prior |
| Izba Development Recent nearby: 614 Santiago Ave (Jul 9, 2021) | New duplex / half-plex | 2 in ½ mi | $619,906 | 2 vs 2 prior |
| The Developer Recent nearby: 1025 Las Palmas Ave (May 14, 2026) | Accessory dwelling unit (new or conversion) | 2 in ½ mi | $496,956 | 3 vs 3 prior |
| D And S Construction Recent nearby: 1024 Alamos Ave (Jul 22, 2026) | Accessory dwelling unit (new or conversion) | 2 in ½ mi | $332,400 | 7 vs 0 prior |
| 1,693 |
| 57d |
| 97d |
| 172d |
| 284d |
| 97d(vs 103d prior) |
| Addition (adds square footage) | 1,948 | 6d | 42d | 83d | 162d | 49d(vs 43d prior) |
| Remodel / interior alteration | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvement | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| Roof replacementOn this parcel | 19,072 | 0d | 0d | 0d | 2d | 0d |
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Computed from issued permits with recorded application and issuance dates over the trailing 60 months. Categories with fewer than 20 permits are excluded.