2547 20th St
Sacramento 95818 · Curtis Park · City of Sacramento · Coordinates: 38.55921, -121.48691
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 $696,000 ($612,000–$780,000).
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 3,049 sq ft lot. Local precedent is active with 10 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Jun 30, 2026, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: 2131 16th Street Modular Mixed-Use Building (0.45 mi NW, entitled). 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 (~$8,384/yr at $696,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$699/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:
- 2547 20TH ST
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 3,049 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 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: $612,000 – $780,000 · 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
- 2131 16th Street Modular Mixed-Use Building (Entitled)0.45 mi NW
In "Entitled" for 4.5 yr (since May 26, 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 (41 housing units, $1,776,031 declared valuation across 4 permits).
- New duplex at 1721 Tomato Aly (Applied)0.48 mi N
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)0.38 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).
- 2020 U St Apts (Entitled)0.38 mi N
In "Entitled" for 17 mo (since Jun 9, 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 (42 housing units across 0 permits).
Entity-resolved builders & contractors in ½ mile: Jaguar Heating And Air (2 on parcel, 2 in ½ mi · Roof replacement); Tec Services (1 on parcel, 1 in ½ mi · Electrical / panel); B And Brothers Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Abrahams Construction (16 in ½ mi · Remodel / interior alteration); Southgate Glass And Screen (11 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2613765 | Roof replacement | Withdrawn | Iss. Jun 30, 2026 | $13,847 | No Duct Work Permitted. Change-out Roof Mount to Roof Mount (all-electric heat pump). The existing unit shall be removed… |
| RES-2613380 | Roof replacement | Finaled | Iss. Jun 25, 2026 | $13,847 | No Duct Work Permitted. Change-out Roof Mount to Ground Mount (all-electric heat pump). The existing unit shall be remov… |
| RES-2605465 | Electrical / panel | Finaled | Iss. Mar 19, 2026 | $18,000 | E-Permit: existing panel 100 Amps - Overhead service, new main panel 200 Amps, Reuse Existing weather head/masthead work… |
| RES-1810466 | Roof replacement | Finaled | Iss. Jun 4, 2018 | $7,800 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 16 squares of 30yr Laminated Dimensional Composition. In-progress in… |