2557 27th St
Sacramento 95818 · Curtis Park · City of Sacramento · Coordinates: 38.55603, -121.47819
Executive Verdict · Public-Records Synthesis
Zoned R-4 in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $789,000 ($694,000–$884,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
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
- ✓ Documented permitted upgrades (+$48,491 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Jan 28, 2026).
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-1920347): Issued after 6 mo (4.7× the 42d median) — slower than 90% of addition (adds square footage) permits in City of Sacramento (median 42d, 90th pct 162d, n=1,948).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Delta Bungalows - W Street Housing Community (0.42 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)
- ! Year 1 Prop 13 tax reset (~$9,445/yr at $789,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$787/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:
- 6,400 sq ft (0.15 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03005
- Addresses on lot:
- 2557 27TH ST
Zoning & Land Use
R-4 — Multi-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-4 (multifamily residential): 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 R-4 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-4 (multifamily residential), 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: $694,000 – $884,000 · 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
- Delta Bungalows - W Street Housing Community (Entitled)0.42 mi E
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).
- Accessory dwelling unit at 3243 X St (In review)0.46 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.
- 3204/3206 Broadway Mixed-Use ESTIMATE (Issued)0.39 mi E
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).
- Addition (adds square footage) (RES-1920347) (Finaled)On this parcel
Issued after 6 mo (4.7× the 42d median) — slower than 90% of addition (adds square footage) permits in City of Sacramento (median 42d, 90th pct 162d, n=1,948).
Entity-resolved builders & contractors in ½ mile: Denecochea Construction (3 on parcel, 3 in ½ mi · Addition (adds square footage)); Roof Solutions (1 on parcel, 1 in ½ mi · Roof replacement); Super Brothers Plumbing Heating And Air (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Lfg Construction (10 in ½ mi · Accessory dwelling unit (new or conversion)); Premier Pools (10 in ½ mi · Pool / spa).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2601820 | Roof replacement | Issued | Iss. Jan 28, 2026 | $13,600 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 16 squares of Composite Class A. CRRC: 0676-0137 |
| RES-2011682 | Plan revision / deferred submittal | Complete | App. Jul 7, 2020 | — | EPC - REVISION TO RES-1920347 : The bathroom that was along the north wall has been moved to the middle of the structure… |
| RES-2008674 | Demolition | Finaled | Iss. May 26, 2020 | $3,000 | Demolish 229sqft detached garage for future build out of addition on separate permit |
| RES-1920347 | Addition (adds square footage) | Finaled | Iss. May 5, 2020 | $85,071 | EPC Submittal - Construct 565sf 1st floor addition comprised of family room, storage/work room, full bath, stucco siding… |
| SUB-1920275 |