2706 X St
Sacramento 95818 · Curtis Park · City of Sacramento · Coordinates: 38.55850, -121.47701
Executive Verdict · Public-Records Synthesis
Zoned RO-SPD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $722,000 ($635,000–$809,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RO-SPD allows residential use qualifying for ministerial ADU review under state law (7 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$25,160 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Oct 2, 2020).
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
Addition (adds square footage) (RES-1818254): Issued after 3 mo (2.1× the 42d median) — above the 75th percentile for addition (adds square footage) permits in City of Sacramento (median 42d, 75th pct 83d, n=1,948).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 3243 X St (0.41 mi E, 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 (~$8,681/yr at $722,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$723/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:
- 3,049 sq ft (0.07 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03005
- Addresses on lot:
- 2704 X ST; 2706 X ST
Zoning & Land Use
RO-SPD — Residential Office Zone (R)
2040 General Plan: Residential Mixed Use (FAR up to 4)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RO (mixed use): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned RO (mixed use), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned RO (mixed use), 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: $635,000 – $809,000 · 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
- Accessory dwelling unit at 3243 X St (In review)0.41 mi E
In "In review" for 12 mo (since Nov 6, 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 "2026-10-07" in snapshot Nov 1, 2026.
- The Hatchery Multi-Family (33 Income-Restricted Units) (In review)0.42 mi SE
In "In review" for 12 mo (since Oct 31, 2025), exceeding the 210d median and 365d 75th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (33 housing units, 4 deed-restricted affordable, $4,009,938 declared valuation across 1 permit).
- Victorian Aly (APN 009-0205-025-0000)) (Entitled)0.12 mi N
In "Entitled" for 20 mo (since Mar 6, 2025), exceeding the 184d median and 575d 90th percentile for new duplex / half-plex permits in City of Sacramento (n=115).
- W Street Four-Plexes (Entitled)0.42 mi E
In "Entitled" for 18 mo (since May 14, 2025), exceeding the 210d median and 365d 75th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (4 housing units across 0 permits).
Entity-resolved builders & contractors in ½ mile: Mr Sunshine Solar (1 on parcel, 2 in ½ mi · New garage / accessory structure); In N Out Restoration (1 on parcel, 1 in ½ mi · Addition (adds square footage)); Lfg Construction (10 in ½ mi · Accessory dwelling unit (new or conversion)); Pinnacle (9 in ½ mi · New single-family home); Spdarchitects (8 in ½ mi · New single-family home).
Permit & Project History on This Parcel (3 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2017648 | Solar / battery storage | Finaled | Iss. Oct 2, 2020 | $7,500 | 5.31kw Solar PV System, and 0gal Solar WH System (water heater installed null). All supply side connections, main breake… |
| RES-1912310 | Roof replacement | Finaled | Iss. Jul 2, 2019 | $11,180 | Tear Off - Yes, Resheet - Yes, 1 layer(s), 26 squares of 30yr Laminated Dimensional Composition. In-progress inspection … |
| RES-1818254 | Addition (adds square footage) | Finaled | Iss. Dec 18, 2018 | $37,413 | Convert 566 sq ft of basement space into a second dwelling. (Habitable living space with kitchen, bath and sleeping are… |
State HCD Housing Element APR records on this parcel: 1 entry (report years 2018).