2421 27th St
Sacramento 95818 · Curtis Park · City of Sacramento · Coordinates: 38.55796, -121.47712
Executive Verdict · Public-Records Synthesis
Zoned C-2-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $787,000 ($693,000–$881,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$23,400 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Dec 5, 2023).
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
Pool / spa (COM-1905631): Issued after 5 mo (32.4× the 5d median) — slower than 90% of pool / spa permits in City of Sacramento (median 5d, 90th pct 49d, n=1,059).
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 (~$9,422/yr at $787,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$785/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:
- 9,583 sq ft (0.22 ac)
- Assessor use:
- Retail / Commercial · Small Retail · Single Tenant
- Tax rate area:
- 03005
- Addresses on lot:
- 2421 27TH ST
Zoning & Land Use
C-2-SPD — General Commercial Zone (C)
2040 General Plan: Residential Mixed Use (FAR up to 4)
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: $693,000 – $881,000 · 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.
- Pool / spa (COM-1905631) (Finaled)On this parcel
Issued after 5 mo (32.4× the 5d median) — slower than 90% of pool / spa permits in City of Sacramento (median 5d, 90th pct 49d, n=1,059).
- The Hatchery Multi-Family (33 Income-Restricted Units) (In review)0.4 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)0.15 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).
Entity-resolved builders & contractors in ½ mile: Sjm Partners (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Spec Pools (1 on parcel, 1 in ½ mi · Pool / spa); Ciscos Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Lfg Construction (10 in ½ mi · Accessory dwelling unit (new or conversion)); Pinnacle (9 in ½ mi · New single-family home).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2325818 | Roof replacement | Finaled | Iss. Dec 5, 2023 | $10,000 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 13 squares of 50yr Laminated Dimensional Composition. CRRC: 0676-013… |
| COM-1919962 | Commercial tenant improvement | Finaled | Iss. Jan 15, 2020 | $85,000 | EXPEDITED - Partial interior remodel to include floor plan modifications, (4) showers, and dry sauna. |
| COM-1905631 | Pool / spa | Finaled | Iss. Sep 11, 2019 | $65,000 | Construct 208sqft Therapy Spa and associated spa equipment. |