Sacramento 95815 · Noralto · APN 263-0151-023-0000 · 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 $396,000 ($348,000–$444,000).
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 95,832 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
On-parcel permit history is indexed through Apr 23, 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)
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.
$396,000
Benchmark range: $348,000 – $444,000
Plumbing / water heater / sewer (COM-1903333): Issued after 3 mo — slower than 90% of plumbing / water heater / sewer permits in City of Sacramento (median 0d, 90th pct 1d, n=18,112).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: Accessory dwelling unit at 105 Lindley Dr (0.28 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)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$414/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: 6 homes completed, 4 permitted, 46 proposed or in review.
15 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.
316 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 "Fee estimate" for 8.6 yr (since Apr 20, 2018), with no new permit record in 8.6 yr. · $2,500,000 declared valuation
In "Fee estimate" for 6.3 yr (since Aug 4, 2020), with no new permit record in 6.3 yr. · 1 unit · $112,500 declared valuation
In "Entitled" for 5.9 yr (since Dec 17, 2020), with no new permit record in 5.9 yr. · 2 units
In "Entitled" for 5.9 yr (since Jan 4, 2021), with no new permit record in 5.9 yr. · 1 unit
In "Entitled" for 5.6 yr (since Apr 15, 2021), with no new permit record in 5.6 yr. · 1 unit
In "Entitled" for 5.5 yr (since Apr 26, 2021), with no new permit record in 5.5 yr. · 1 unit
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 (101 Redwood Ave): First appeared in published agency feed
Record RES-2622845 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (215 Lindley Dr): Status changed from Issued to Finaled
Record RES-2618686 · 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 (2545 Dale Ave): Status changed from Issued to Finaled
Record RES-2617429 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2506842 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2506842 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (254 El Camino Ave): Status changed from Issued to Expired Permit
Record RES-2522295 · 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 roof replacement (2569 Grove Ave): First appeared in published agency feed
Record RES-2622630 · 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 plumbing / water heater / sewer (189 Stanford Ave): Status changed from Applied to Expired Application
Record RES-2607362 · 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 windows / doors / siding (2529 Dale Ave): Status changed from Issued to Finaled
Record RES-2620094 · 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 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.
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 "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).
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).
Issued after 3 mo — slower than 90% of plumbing / water heater / sewer permits in City of Sacramento (median 0d, 90th pct 1d, n=18,112).
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.
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 |
|---|---|---|---|---|
| Lennar Homes Of California | New single-family home | 4 on parcel4 in ½ mi | $707,824 | 604 vs 501 prior+21% |
| Valley Fire And Security Alarms | Fire alarm / sprinkler | 1 on parcel1 in ½ mi | $15,236 | 0 vs 0 prior |
| Infinity General Engineering Construction And Design Recent nearby: 300 El Camino Ave A (Nov 2, 2021) |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family homeOn this parcel | 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) |
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 ($3,950/yr) + local voter-approved bond debt ($553/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.
−$13,718/yr
Cash needed: $86,900
NOI: $10,250/yr
P&I: $1,997/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 | −$1,356/mo | -18.7% | $3,594/mo | −$1,329/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,850/mo | −$1,143/mo | -15.8% | $3,327/mo | −$1,012/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 | −$1,021/mo | -14.1% | $3,250/mo | −$770/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 ↗
Finaled / completed1 unitsFeb 25, 2019 – Jun 6, 2019
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
PERIMETER FENCING
EPC - Replace existing perimeter chain-link fence with 8 foot wrought iron and metal screening material
REVISION
EPC - revision to COM-2426022 changes to fire alarm plans to reflect as built conditions
FIRE ALARM UPGRADE
EPC - Installing a new wireless fire alarm system: Installing a Firelite ES-50X addressable fire alarm control unit adjacent to existing Edwards QS1 in main compound building. Installing a fire alarm annunciator adjacent to new ES-50X FACU. Installing addressable wireless smoke detectors in the living room & bedrooms of each cottage (18 total). Installing an addressable notification appliance in each cottage's hallway (6 total). Connecting to existing phone lines in main compound building to monitor system. If one doesn't exist, installing fire document box adjacent to new FACU. NOTE: Due to nature of tenant, Construction Type, Occupancy Class, & Occupancy Load are unknown to Valley Fire. revision COM-2507460 plans updated to reflect as built conditions
SHARED PLANS. New Transitional Housing 900sq.ft. (Cottage # 1)
SHARED SET OF PLANS w/RES-1903312. Construct new 2 bedroom, 2 bathroom SFR 900 sq. ft. and 96 sq. ft. attached covered porch for transitional housing. (Cottage #1) Site work to be conducted under COM-1903333.
SHARED PLANS. New Transitional Housing 900sq.ft. (Cottage #2)
SHARED SET OF PLANS W/RES-1903330. Construct new 2 bedroom, 2 bathroom SFR 900 sq. ft. and 96 sq. ft. attached covered porch for transitional housing. Site work to be conducted under COM-1903333.
New Transitional Housing 900sq.ft.
Residential infill infrastructure. 4000 sq. ft. of underground, gas, plumbing, electrical, flatwork and landscaping for 2 new 900 sq. ft. SFR. Two new SFR to be built under separate RES permits (RES-1903312 & RES-1903330).
SHARED PLANS. New Transitional Housing 900sq.ft.
SHARED SET OF PLANS W/RES-1903312. Construct new 2 bedroom, 2 bathroom SFR 900 sq. ft. and 96 sq. ft. attached covered porch for transitional housing. Site work to be conducted under COM-1903XXX.
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.
| Report year | Project / record | Type | Entitled | Permitted | Completed | Deed-restricted |
|---|---|---|---|---|---|---|
| 2019 | SHARED PLANS. New Transitional Housing 900sq.ft. (Cottage #2)(RES-1903312) | SFD · Owner | — | 1 (Jun 6, 2019) | 1 (Oct 22, 2019) | — |
| 2019 | SHARED PLANS. New Transitional Housing 900sq.ft. (Cottage # 1)(RES-1903330) | SFD · Owner | — | 1 (Jun 6, 2019) | — | — |
| 2019 | Transitional Housing Cottage Addition(Z19-011) | 2 to 4 · Renter | 2 (Mar 20, 2019) | — | — | — |
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
2.20 acres
Assessor's classification for assessment purposes. This is not zoning.
196 ELEANOR AVE; 198 ELEANOR AVE; 200 ELEANOR AVE
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 263-0151-023-0000. 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.
| Commercial tenant improvement |
| 3 in ½ mi |
| $280,026 |
| 0 vs 1 prior |
| Smr Designs Recent nearby: 209 Arcade Blvd (Apr 11, 2024) | Addition (adds square footage) | 2 in ½ mi | $171,624 | 0 vs 0 prior |
| Parker Brothers Construction Services Recent nearby: 317 Arcade Blvd (Apr 25, 2023) | Addition (adds square footage) | 2 in ½ mi | $160,863 | 0 vs 1 prior |
| Grande Construction Recent nearby: 197 Bay Dr (Mar 14, 2017) | Addition (adds square footage) | 2 in ½ mi | $136,958 | 1 vs 0 prior |
| Jeff Scott Construction Recent nearby: 319 Lampasas Ave (Sep 12, 2022) | Accessory dwelling unit (new or conversion) | 2 in ½ mi | $115,817 | 0 vs 0 prior |
| Placor Construction Recent nearby: 2530 Traction Ave (Mar 14, 2017) | Commercial tenant improvement | 2 in ½ mi | $85,600 | 0 vs 1 prior |
| Tuff Shed Recent nearby: 2621 Gary Way (May 19, 2023) | New garage / accessory structure | 2 in ½ mi | $74,501 | 25 vs 15 prior+67% |
| Ra Hartman And Sons Construction Recent nearby: 2680 Norwood Ave (Jul 13, 2020) | Remodel / interior alteration | 2 in ½ mi | $50,000 | 0 vs 1 prior |
| Accessory dwelling unit (new or conversion) | 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) |
| Plumbing / water heater / sewerOn this parcel | 18,112 | 0d | 0d | 0d | 1d | 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.