2200 X St
Sacramento 95818 · Curtis Park · City of Sacramento · Coordinates: 38.56018, -121.48355
Executive Verdict · Public-Records Synthesis
Zoned C-2-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $862,000 ($759,000–$965,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$41,140 contributory est.)
Public building records show issued construction/renovation work on this parcel (11 total permits, latest Aug 2, 2024).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in Curtis Park
124 substantial renovation & housing permits over 24 months (47.5 per 1,000 parcels vs. 30.4 citywide baseline) (#29 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Curtis Park)
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)
- ! Delayed or open permit activity on this parcel
Remodel / interior alteration (COM-2225380): Issued after 2 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: New duplex at 1721 Tomato Aly (0.48 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)
- ! Year 1 Prop 13 tax reset (~$10,277/yr at $862,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$856/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:
- 32,492 sq ft (0.75 ac)
- Assessor use:
- Office · Medical / Dental · Two Story
- Tax rate area:
- 03005
- Addresses on lot:
- 2200 X ST
Zoning & Land Use
C-2-SPD — General Commercial Zone (C)
2040 General Plan: Residential Mixed Use (FAR up to 6)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned C-2 (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned C-2 (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned C-2 (commercial), not a single-family residential zone.
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 06067C0190H, effective August 16, 2012
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $759,000 – $965,000 · Status: Off market
HUD Small Area FMR (ZIP 95818) · FY 2026
Studio $1,950 · 1BR $2,050 · 2BR $2,520 · 3BR $3,350 · 4BR $3,870
Developments Deserving Closer Investigation & Active Area Builders
- New duplex at 1721 Tomato Aly (Applied)0.48 mi NW
In "Applied" for 7 mo (since Apr 27, 2026), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). current_status changed to "Expired Application" in snapshot Nov 1, 2026.
- 6 new homes (Entitled)0.3 mi N
In "Entitled" for 2.3 yr (since Jul 17, 2024), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (6 housing units across 0 permits).
- Remodel / interior alteration (COM-2225380) (Finaled)On this parcel
Issued after 2 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
- Plan revision / deferred submittal (SUB-1807902) (Abandoned)On this parcel
Pending in review for 8.5 yr (76.1× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Entity-resolved builders & contractors in ½ mile: Buzz Oates Construction (2 on parcel, 4 in ½ mi · Commercial tenant improvement); Another Construction (2 on parcel, 3 in ½ mi · Addition (adds square footage)); Acco Engineered (2 on parcel, 2 in ½ mi · HVAC / heat pump); Watson Companies (1 on parcel, 1 in ½ mi · Roof replacement); Northern Fire Inspection (1 on parcel, 1 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (11 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| SIG-2415804 | Sign | Expired Permit | Iss. Aug 2, 2024 | $6,900 | install two (2) illuminated wall signs |
| COM-2408567 | Commercial tenant improvement | Finaled | Iss. May 9, 2024 | $140,123 | EPC - Installation of new automatic Fire Sprinkler Monitoring System. Main permit under COM-2300516 |
| COM-2324235 | Plan revision / deferred submittal | Complete | App. Nov 13, 2023 | — | EPC - Deferred submittal to COM-2300516 for upgrades to the existing Fire Alarm system. |
| COM-2314390 | Roof replacement | Finaled | Iss. Jul 12, 2023 | $175,932 | E-Permit: Tear Off - No, Resheet - No, 1 layer(s), 235 squares of TPO Single Ply. CRRC: 0676-0001 |
| COM-2300516 | Commercial tenant improvement |