Sacramento 95815 · Noralto · APN 263-0181-013-0000 · 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 $386,000 ($340,000–$432,000).
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 17,388 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 26, 2022, 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.
$386,000
Benchmark range: $340,000 – $432,000
Closest lead: 4-Plex New Construction (0.39 mi S, in review). 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 (~$404/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, 11 permitted, 104 proposed or in review; 1 demolition; 1 commercial or mixed-use project.
25 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.
385 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 9.5 yr (since May 9, 2017), with no new permit record in 9.5 yr. · 2 units · $200,000 declared valuation
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
Permit issued and active for 6.7 yr (first record Feb 19, 2020), with no completion or new permit record in 6.5 yr. · 1 unit · $30,406 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
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
Record RES-2614340 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (1709 Del Paso Blvd): First appeared in published agency feed
Record COM-2622890 · 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 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
Record RES-2606590 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (2021 Del Paso Blvd 100): Status changed from Plan Check Target to Verify Wait
Record COM-2620638 · 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 commercial tenant improvement (1721 Del Paso Blvd): First appeared in published agency feed
Record COM-2623749 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (1524 Del Paso Blvd): First appeared in published agency feed
Record COM-2623714 · 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
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 "In review" for 4 yr (since Nov 4, 2022), 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, $500,000 declared valuation across 2 permits). current_status changed to "Plan Check Wait" in snapshot Nov 1, 2026.
In "In review" for 2.9 yr (since Dec 6, 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 (52 housing units, $8,000,000 declared valuation across 2 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).
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.
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.
In "Entitled" for 5.5 yr (since Apr 26, 2021), 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 |
|---|---|---|---|---|
| Avis Discount Roofing | Roof replacement | 1 on parcel1 in ½ mi | $6,600 | 0 vs 0 prior |
| Sierra Valley Mechanical Recent nearby: 351 Eleanor Ave (Oct 14, 2026) | Remodel / interior alteration | 4 in ½ mi | $143,387 | 47 vs 6 prior |
| Lennar Homes Of California Recent nearby: 196 Eleanor Ave (Jun 6, 2019) | New single-family home |
| 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 ($3,850/yr) + local voter-approved bond debt ($539/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.
−$12,997/yr
Cash needed: $84,700
NOI: $10,364/yr
P&I: $1,947/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 | −$1,296/mo | -18.4% | $3,511/mo | −$1,268/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,850/mo | −$1,083/mo | -15.3% | $3,249/mo | −$951/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 | −$961/mo | -13.6% | $3,174/mo | −$709/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 ↗
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 22 squares of 30yr Laminated Dimensional Composition. CRRC: 0890-0013
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
0.40 acres
Assessor's classification for assessment purposes. This is not zoning.
2539 GROVE 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 263-0181-013-0000. 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.
| $650,184 |
| 604 vs 501 prior+21% |
| Infinity General Engineering Construction And Design Recent nearby: 300 El Camino Ave A (Nov 2, 2021) | Commercial tenant improvement | 3 in ½ mi | $280,026 | 0 vs 1 prior |
| Imkat Construction Recent nearby: 2244 Edgewater Rd (Jun 15, 2026) | Accessory dwelling unit (new or conversion) | 3 in ½ mi | $171,007 | 61 vs 23 prior+165% |
| Tuff Shed Recent nearby: 2621 Gary Way (May 19, 2023) | New garage / accessory structure | 3 in ½ mi | $89,475 | 25 vs 15 prior+67% |
| Izba Development Recent nearby: 614 Santiago Ave (Jul 9, 2021) | New duplex / half-plex | 2 in ½ mi | $619,906 | 2 vs 2 prior |
| Jil Design Group Recent nearby: 1520 Del Paso Blvd (Dec 15, 2016) | Commercial tenant improvement | 2 in ½ mi | $300,000 | 1 vs 5 prior |
| Top Notch Renovations Recent nearby: 2305 Grove Ave (Apr 30, 2026) | Demolition | 2 in ½ mi | $259,495 | 0 vs 0 prior |
| P And P Building Wrecking Recent nearby: 1830 Del Paso Blvd (Jul 15, 2026) | Demolition | 2 in ½ mi | $193,000 | 13 vs 3 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.