Sacramento 95818 · Curtis Park · APN 010-0288-008-0000 · City of Sacramento
Zoned R-4 in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $741,000 ($652,000–$830,000).
Zone R-4 allows residential use qualifying for ministerial ADU review under state law (6 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
On-parcel permit history is indexed through Jul 19, 2018, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$741,000
Benchmark range: $652,000 – $830,000
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)
Closest lead: Delta Bungalows - W Street Housing Community (0.46 mi E, entitled). Inspect timeline history before assuming near-term completion.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · HCD APR (½-mile radius)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$741/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
Since November 2024 within ½ mile: 32 homes completed, 6 permitted, 42 proposed or in review (5 of them deed-restricted affordable); 2 demolitions; 1 commercial or mixed-use project.
37 projects with a record in this window, grouped by us from permits and State housing reports. Units are as proposed on each project's latest record and counted at its current stage.
702 permits within ½ mile since November 2024
The map shows new construction, ADUs, demolitions, additions, and renovations. Routine systems work (roofs, HVAC, water heaters) is counted but not mapped. Unit counts are as stated on permits.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: permits located by parcel, ½ mile radius · Source updated Nov 1, 2026 · Retrieved Nov 3, 2026
Public-records benchmark estimate combining Zillow Home Value Index (Data provided by Zillow), Census ACS 5-year estimates, parcel land-use/lot characteristics, and issued building permits. Not an official appraisal.
Permit counts, by the date issued (or applied, if not yet issued). Lot splits are planning cases, which we don't have.
We read public zoning and hazard maps against state law (ADUs: Gov. Code 66314; SB 9: Gov. Code 65852.21 and 66411.7). Local rules, title, tenancy history and site conditions can change the answer. Check with City of Sacramento's planning department before relying on it.
Sources: City of Sacramento CDD, Zoning (retrieved Nov 11, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Nov 9, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Nov 9, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Nov 9, 2026) · Zoning classes: our classification of R-4 as multifamily residential, checked against the zone description on Oct 24, 2026
Chronological history of building permit applications and issuances, snapshot-dated status changes, State housing entitlements, surrounding development within ½ mile, and area home-value trends.
Permit issued and active for 6.6 yr (first record Apr 8, 2020), with no completion or new permit record in 3.3 yr. · 24 units · $2,282,211 declared valuation
Permit issued and active for 4.1 yr (first record Sep 27, 2022), with no completion or new permit record in 3.1 yr. · 1 unit · $230,184 declared valuation
In "Entitled" for 3.1 yr (since Sep 28, 2023), with no new permit record in 3.1 yr. · 16 units
In "Entitled" for 3.1 yr (since Oct 9, 2023), with no new permit record in 3.1 yr. · 2 units
Permit issued and active for 3.2 yr (first record Sep 7, 2023), with no completion or new permit record in 2.9 yr. · 1 unit · $97,904 declared valuation
Permit issued and active for 3.1 yr (first record Oct 2, 2023), with no completion or new permit record in 2.7 yr. · 1 unit · $75,000 declared valuation
Nearby hvac / heat pump (2729 U St): Status changed from Issued to Finaled
Record COM-2600455 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby general repair (2610 U St): First appeared in published agency feed
Record RES-2621575 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (2712 23rd St): Status changed from Issued to Finaled
Record RES-2612028 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (2833 4th Ave): First appeared in published agency feed
Record RES-2623242 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (2705 23rd St): Status changed from Processing to Finaled
Record RES-2621214 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (2705 23rd St): Issued date changed from (blank) to 2026-09-29
Record RES-2621214 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (3210 Broadway): Status changed from Plan Check Wait to Expired Application
Record COM-2606639 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (2022 28th St): First appeared in published agency feed
Record RES-2622356 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (3031 Marshall Way): Status changed from Plan Check Wait to Issued
Record RES-2619500 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (3031 Marshall Way): Issued date changed from (blank) to 2026-10-14
Record RES-2619500 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (3031 Marshall Way): Contractor changed from (blank) to OLDTOWN ELECTRIC INC
Record RES-2619500 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby pool / spa (2901 Highland Ave): First appeared in published agency feed
Record RES-2623781 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (2623 V St 8): Status changed from Issued to Expired Permit
Record COM-2522129 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (3251 3rd Ave): First appeared in published agency feed
Record RES-2623896 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby general repair (2212 26th St): Status changed from Verify to Issued
Record COM-2612076 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Cross-referenced intelligence from our historical development graph—connecting parcels, permits, entity-resolved builders, empirical review-time distributions, and neighborhood renovation trends.
Explore full City of Sacramento development graph →In "Entitled" for 3.1 yr (since Sep 28, 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 (16 housing units across 0 permits).
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.
Active in "Issued" for 6.6 yr (first record Apr 8, 2020) with no new permit activity recorded in 3.3 yr. High-impact scale (24 housing units, $2,282,211 declared valuation across 2 permits).
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).
In "Entitled" for 2.5 yr (since Apr 30, 2024), exceeding the 184d median and 575d 90th percentile for new duplex / half-plex permits in City of Sacramento (n=115).
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).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 2,611 parcels
−12.1% YoY
City baseline: 30.4 / 1k
124 in trailing 24m
Includes 23 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Figueroas Heating And Air | Roof replacement | 1 on parcel1 in ½ mi | $50,000 | 0 vs 0 prior |
| American Windows | Windows / doors / siding | 1 on parcel1 in ½ mi | $25,724 | 0 vs 2 prior |
| D And R Construction Services | HVAC / heat pump | 1 on parcel1 in ½ mi | $5,796 |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family home | 3,657 | 28d | 45d | 85d | 184d | 41d(vs 51d prior) |
| New duplex / half-plex | 115 | 82d | 184d | 416d | 575d | 144d(vs 361d prior) |
| New multifamily / condos / mixed-use | 199 | 125d | 210d | 365d | 627d | 199d(vs 289d prior) |
| Accessory dwelling unit (new or conversion) |
HUD Small Area Fair Market Rent · ZIP 95818
HUD FY 2026 · 40th-percentile gross rentCensus ACS 5-year median gross rent (all bedroom counts combined):
Area home-value benchmarks (not an appraisal)
ZIP & neighborhood mediansUnder California Proposition 13, the seller's historical assessed value does not carry over to a buyer. On sale, the parcel is reassessed at the purchase price: 1.00% base rate ($7,400/yr) + local voter-approved bond debt ($1,036/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
Model adding a backyard ADU or garage conversion under California's Prop 13 blended new-construction assessment (existing house & land tax base stays intact; only ADU build cost is assessed) and SB 13 impact-fee rules.
−$32,316/yr
Cash needed: $162,800
NOI: $12,586/yr
P&I: $3,742/mo
For $0/mo net cash flow
At $2,525/mo gross rent
| Scenario | Assumptions | Year 1 Rent | Year 1 Cash Flow | Cash-on-Cash | Break-Even Rent | Year 5 Cash Flow |
|---|---|---|---|---|---|---|
| Conservative | −8% starting rent, +3% vacancy, +3% combined maintenance/CapEx, 1.5%/yr rent growth | $2,323/mo | −$2,983/mo | -22.0% | $6,487/mo | −$2,956/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,525/mo | −$2,693/mo | -19.9% | $6,004/mo | −$2,523/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,677/mo | −$2,526/mo | -18.6% | $5,865/mo | −$2,193/mo |
Rental regulatory context (informational only — not legal advice):
California AB 1482 (Tenant Protection Act, Civ. Code § 1947.12) caps annual rent increases at 5% + local CPI (max 10%) on covered properties. In City of Sacramento: Sacramento Tenant Protection Program (City Code Ch. 5.156) — 5% + CPI (8.6% cap effective July 1, 2026) for covered pre-1995 multifamily units. Official program rules ↗
C/O (10) roof-mount HVAC package units - NO DUCTWORK
C/O roof-mount package units for Apts 1-2-3-5-7-9-10-12-13-14. Change-out existing HVAC placed in the same location. The appliances shall not exceed the size of the existing units by more than 25%. CF-1R-ALT-HVAC on file. Smoke & Carbon Monoxide Alarms required per CRC sections R314 & R315. Water conserving fixtures are required to be installed throughout this residence per SB 407 (Residences built after January 1, 1994 are exempt). Changes in this scope require Building Department approval. ALL work subject to field inspection, unless exempted by CCR Title 24. Access to perform inspection/s must be provided by the Person requesting the inspection.
C/O Windows - Non-Structural
NON-structural change-out of (54) windows in existing size and locations. Retrofit / like-for-like. All bedroom windows shall meet minimum egress requirements. All windows below 18" shall be safety glazed. Smoke & Carbon Monoxide Alarms required per CRC sections R314 & R315. Water conserving fixtures are required to be installed throughout this residence per SB 407 (Residences built after January 1, 1994 are exempt). Changes in this scope require Building Department approval. ALL work subject to field inspection, unless exempted by CCR Title 24. Access to perform inspection/s must be provided by the Person requesting the inspection
Rackly living trust
remove and replace HVAC, rooftop, same size and location, changing out #8, 2nd unit to the right from the street parking.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel (APN) · Source updated Nov 1, 2026 · Retrieved Nov 3, 2026 · Applied and issued dates come from the city's Applied and Issued permit datasets. The city publishes current status without a date, so status changes are dated by the window between our snapshots.
No housing activity reported to the State for this parcel (2018–2025 reports).
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Nov 9, 2026 · From City of Sacramento's Housing Element Annual Progress Reports. A project can appear in several report years as it moves from entitlement to permit to completion.
Source: City of Sacramento CDD, Zoning · Geography: zoning district polygon at parcel point · Source updated Nov 11, 2026 · Retrieved Nov 11, 2026
0.15 acres
Assessor's classification for assessment purposes. This is not zoning.
2556 27TH ST; 2556 27TH ST APT 10 APT 10; 2556 27TH ST APT 11 APT 11
Source: Sacramento County GIS, Parcels · Geography: parcel · Source updated Nov 8, 2026 · Retrieved Nov 8, 2026
Assessed values and limited building characteristics (Sacramento County Assessor)
Current roll value. This is assessed value, not market value.
Search by parcel number 010-0288-008-0000. Shows direct levies and special assessments.
Search the city's permit system by address or record number
The official flood hazard map for this location. Our reading of it is under What could be built here.
This site does not show owner names.
| Lfg Construction Recent nearby: 3119 W St (Jul 15, 2024) | Accessory dwelling unit (new or conversion) | 10 in ½ mi | $1,920,000 | 0 vs 10 prior−100% |
| Premier Pools Recent nearby: 2522 U St (Nov 4, 2021) | Pool / spa | 10 in ½ mi | $460,855 | 0 vs 0 prior |
| Pinnacle Recent nearby: 2022 Nest Walk (Apr 25, 2019) | New single-family home | 9 in ½ mi | $1,663,024 | 0 vs 0 prior |
| Spdarchitects Recent nearby: 2022 Nest Walk (Sep 19, 2023) | New single-family home | 8 in ½ mi | $1,841,469 | 0 vs 8 prior−100% |
| Jeffery Von Rotz Construction Recent nearby: 2731 Portola Way (Nov 4, 2021) | Accessory dwelling unit (new or conversion) | 7 in ½ mi | $745,083 | 0 vs 1 prior |
| Abrahams Construction Recent nearby: 2724 Florence Pl (May 18, 2023) | Addition (adds square footage) | 7 in ½ mi | $464,500 | 14 vs 18 prior−22% |
| D And J Kitchens And Baths Recent nearby: 2831 3rd Ave (Aug 23, 2024) | Remodel / interior alteration | 7 in ½ mi | $309,096 | 29 vs 34 prior−15% |
| 1,693 |
| 57d |
| 97d |
| 172d |
| 284d |
| 97d(vs 103d prior) |
| Addition (adds square footage) | 1,948 | 6d | 42d | 83d | 162d | 49d(vs 43d prior) |
| Remodel / interior alteration | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvement | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| Roof replacementOn this parcel | 19,072 | 0d | 0d | 0d | 2d | 0d |
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Computed from issued permits with recorded application and issuance dates over the trailing 60 months. Categories with fewer than 20 permits are excluded.