272 El Camino Ave
Sacramento 95815 · Noralto · City of Sacramento · Coordinates: 38.61085, -121.46023
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 $382,000 ($336,000–$428,000).
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 6,970 sq ft lot. Local precedent is active with 7 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$22,144 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Jul 8, 2024).
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 (0.25 mi SE, 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 (~$4,805/yr at $382,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$400/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:
- 6,970 sq ft (0.16 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03242
- Addresses on lot:
- 272 EL CAMINO AVE
Zoning & Land Use
R-1 — Single-Unit Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 2)
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 6,970 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: $336,000 – $428,000 · 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)0.25 mi SE
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)0.29 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)0.42 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).
- 1212 Village (Entitled)0.47 mi S
In "Entitled" for 5.9 yr (since Dec 18, 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 (75 housing units across 0 permits).
Entity-resolved builders & contractors in ½ mile: Gold Rush Energy Solutions (3 on parcel, 3 in ½ mi · Plan revision / deferred submittal); Brower Mechanical CA (1 on parcel, 1 in ½ mi · HVAC / heat pump); Kleenair Heating And Air Conditioning (1 on parcel, 1 in ½ mi · HVAC / heat pump); Dw Plumbing (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Jtb Customs (3 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2414761 | HVAC / heat pump | Finaled | Iss. Jul 8, 2024 | $17,000 | No Duct Work Permitted. Change-out Split System to Mini-Split System. The existing unit shall be removed. The new unit s… |
| RES-2407663 | Plumbing / water heater / sewer | Finaled | Iss. Apr 10, 2024 | $975 | AA: Gas Line replacement, repair, or new leg, 55 L.F. |
| RES-2320535 | Plan revision / deferred submittal | Complete | App. Sep 26, 2023 | — | REVSION TO RES-2313743 SHEETS M-1 & M-2: 1- Detailing location of all equipment. Single Line Diagram SHEET E-2: 2- 30A A… |
| RES-2313743 | Remodel / interior alteration | Finaled | Iss. Jul 11, 2023 | $16,000 | 1 TESLA POWERWALL STAORAGE BATTERY. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. ALL WOR… |
| RES-2117414 |