Sacramento 95818 · Curtis Park · APN 010-0291-045-0000 · City of Sacramento
Since October 2024 within ½ mile: 32 homes completed, 6 permitted, 43 proposed or in review (5 of them deed-restricted affordable); 2 demolitions.
38 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.
668 permits within ½ mile since October 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.
$518,000
Benchmark range: $456,000 – $580,000
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: permits located by parcel, ½ mile radius · Source updated Oct 1, 2026 · Retrieved Oct 22, 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 Oct 22, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Oct 26, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Oct 26, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Oct 26, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Oct 26, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Oct 26, 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 4.4 yr (first record May 24, 2022), with no completion or new permit record in 3.6 yr. · 1 unit · $40,000 declared valuation
Permit issued and active for 6.6 yr (first record Apr 8, 2020), with no completion or new permit record in 3.2 yr. · 24 units · $2,282,211 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 3.1 yr (first record Oct 2, 2023), with no completion or new permit record in 2.7 yr. · 1 unit · $75,000 declared valuation
In "Entitled" for 2.5 yr (since Apr 30, 2024), with no new permit record in 2.5 yr. · 2 units
Latest published Zillow Home Value Index (ZHVI) update
Changed from $686,719 in September 2025 to $700,634 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95818 (not a parcel appraisal)
2675 24th St · $40,000 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2916 24th St · 1 unit · $10,000 valuation
Records span Sep 15, 2026 to Sep 16, 2026 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3032 4th Ave · 2 units · $231,644 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3202 4th Ave · $75,000 valuation
Records span Aug 10, 2026 to Aug 24, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2990 25th St · 1 unit · $112,000 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Accessory dwelling unit (new or conversion) permit issued (RES-2508722)
Duplex 1/2 Plex, lot 1
EPC - Shared Plans 2x. Duplex HALF PLEX, 1 UNIT and 1 ADU. Total of two dwellings. South side parcel. Ground floor unit has 477 S/F conditioned with 1 Bedroom and 1 Bathroom., The attached garage has 258 S/F. The 2nd floor unit has 864 S/F Conditioned with 2 Bedroom and 2 Bathrooms with PV Solar and Fire sprinklers. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt). “Any new landscaping done on this property is to be in compliance with the City’s Water Efficient Landscape Ordinance 15.92.” Shared plans reviewed under RES-2508722 · Declared valuation: $245,999 · 2 housing units
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
2748 Marshall Way · 1 unit · $150,000 valuation
Records span Dec 15, 2025 to Mar 6, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3148 2nd Ave · 2 units · $210,468 valuation
Records span Aug 1, 2025 to Feb 24, 2026 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2519 Victorian Aly · 4 units · $638,800 valuation
Records span Nov 13, 2025 to Jan 28, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2927 Highland Ave · 1 unit · $150,000 valuation
Records span Aug 20, 2025 to Jan 5, 2026 (3 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3206 Broadway · 33 units · 4 affordable · $4,009,938 valuation
Records span Oct 31, 2025 to Dec 12, 2025 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2732 Bronze Aly · 1 unit · $50,000 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2513 Donner Way · 1 unit · $306,936 valuation
Records span Oct 9, 2025 to Nov 25, 2025 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3127 W St · 2 units · 1 affordable · $180,000 valuation
Records span Nov 29, 2023 to Nov 17, 2025 (14 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project 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 →Active in "Issued" for 6.6 yr (first record Apr 8, 2020) with no new permit activity recorded in 3.2 yr. High-impact scale (24 housing units, $2,282,211 declared valuation across 2 permits).
Active in "Entitled" for 3.1 yr (first record Sep 28, 2023) with no new permit activity recorded in 3.1 yr. High-impact scale (16 housing units across 0 permits).
Active in "Entitled" for 2.5 yr (first record Apr 30, 2024) with no new permit activity recorded in 2.5 yr.
Active in "Issued" for 4.4 yr (first record May 24, 2022) with no new permit activity recorded in 3.6 yr.
Active in "Issued" for 3.1 yr (first record Oct 2, 2023) with no new permit activity recorded in 2.7 yr.
Active in "Entitled" for 20 mo (first record Mar 6, 2025) with no new permit activity recorded in 20 mo.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 2,611 parcels
−14.9% YoY
City baseline: 30.6 / 1k
124 in trailing 24m
Includes 22 ADUs
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 ($5,200/yr) + local voter-approved bond debt ($728/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$16,459/yr
Cash needed: $114,400
NOI: $15,094/yr
P&I: $2,629/mo
For $0/mo net cash flow
At $2,525/mo 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 | −$1,662/mo | -17.4% | $4,643/mo | −$1,617/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,525/mo | −$1,372/mo | -14.4% | $4,297/mo | −$1,184/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 | −$1,205/mo | -12.6% | $4,197/mo | −$854/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 ↗
Finaled / completed2 unitsApr 29, 2025 – Mar 16, 2026
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
Duplex 1/2 Plex, lot 1
EPC - Shared Plans 2x. Duplex HALF PLEX, 1 UNIT and 1 ADU. Total of two dwellings. South side parcel. Ground floor unit has 477 S/F conditioned with 1 Bedroom and 1 Bathroom., The attached garage has 258 S/F. The 2nd floor unit has 864 S/F Conditioned with 2 Bedroom and 2 Bathrooms with PV Solar and Fire sprinklers. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt). “Any new landscaping done on this property is to be in compliance with the City’s Water Efficient Landscape Ordinance 15.92.” Shared plans reviewed under RES-2508722
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel (APN) · Source updated Oct 1, 2026 · Retrieved Oct 22, 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 Oct 26, 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 Oct 10, 2026 · Retrieved Oct 22, 2026
0.03 acres
Assessor's classification for assessment purposes. This is not zoning.
2622 SAILOR ALY; 2624 SAILOR ALY
Source: Sacramento County GIS, Parcels · Geography: parcel · Source updated Oct 25, 2026 · Retrieved Oct 25, 2026
Assessed values and limited building characteristics (Sacramento County Assessor)
Current roll value. This is assessed value, not market value.
Search by parcel number 010-0291-045-0000. 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.