273 El Camino Ave
Sacramento 95815 · Noralto · City of Sacramento · Coordinates: 38.61141, -121.46024
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 $363,000 ($319,000–$407,000).
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 7,841 sq ft lot. Local precedent is active with 5 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ 5 documented municipal building permits on file
On-parcel permit history is indexed through Jul 10, 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)
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: 4-Plex New Construction (0.29 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)
- ! Year 1 Prop 13 tax reset (~$4,588/yr at $363,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$382/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:
- 7,841 sq ft (0.18 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03242
- Addresses on lot:
- 273 EL CAMINO 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 7,841 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: $319,000 – $407,000 · 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
- 4-Plex New Construction (In review)0.29 mi S
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.
- CLTRE House (In review)0.33 mi S
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).
- Walden Affordable Housing (Fee estimate)0.46 mi S
In "Fee estimate" for 6.2 yr (since Aug 24, 2020), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (16 housing units, $1,000,000 declared valuation across 1 permit).
- Catalonia Palms Assisted Living Facility (In review)0.43 mi N
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.
Entity-resolved builders & contractors in ½ mile: Sierra Valley Home (1 on parcel, 1 in ½ mi · Roof replacement); New Era Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Water Heater Experts (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Robert L Stevenson Electric Service (1 on parcel, 1 in ½ mi · Electrical / panel); Dw Plumbing (1 on parcel, 1 in ½ mi · Electrical / panel).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2414975 | Electrical / panel | Finaled | Iss. Jul 10, 2024 | $950 | relocate existing gas meter to a new gas meter approx 42ft using 1" gas pipe. all work being done per PG&E safety requir… |
| RES-2202846 | Plumbing / water heater / sewer | Finaled | Iss. Feb 7, 2022 | $4,850 | Change-out installation of Gas - 040 gallon to Electric - 040 gallon, located inside building, screening not required. |
| RES-2006621 | Roof replacement | Finaled | Iss. Apr 21, 2020 | $10,000 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 22 squares of 30yr Laminated Dimensional Composition. In-progress in… |
| RES-2005473 | Roof replacement | Finaled | Iss. Apr 1, 2020 | $10,900 | New install/New location Split System. A unit will be installed in a new location. This unit will be fully screened behi… |