2627 28th St
Sacramento 95818 · Curtis Park · City of Sacramento · Coordinates: 38.55532, -121.47713
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 $952,000 ($838,000–$1,066,000).
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 (+$193,200 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Feb 10, 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Delta Bungalows - W Street Housing Community (0.39 mi NE, 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 (~$11,303/yr at $952,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$942/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:
- 8,712 sq ft (0.20 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03005
- Addresses on lot:
- 2621 28TH ST; 2623 28TH ST; 2623 28TH ST # 2 # 2
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: $838,000 – $1,066,000 · 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
Nearby Activity (½ mile radius, since November 2024)
42 active or recent development projects (94 housing units across completed, permitted, and pipeline stages) and 648 total building permits recorded within ½ mile.
- New construction9 permits (43 units)
- Adds housing (ADU)28 permits (52 units)
- Demolition9 permits
- Additions & renovations86 permits
- Building systems457 permits
- Repairs30 permits
- Other29 permits
Developments Deserving Closer Investigation & Active Area Builders
- Delta Bungalows - W Street Housing Community (Entitled)0.39 mi NE
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)0.41 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.
- Accessory dwelling unit at 2832 34th St (In review)0.46 mi SE
In "In review" for 2 yr (since Nov 5, 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 (4 housing units, $524,150 declared valuation across 2 permits).
- The Hatchery Multi-Family (33 Income-Restricted Units) (In review)0.32 mi E
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).
Entity-resolved builders & contractors in ½ mile: Bk Demolition (1 on parcel, 1 in ½ mi · Demolition); Lfg Construction (10 in ½ mi · Accessory dwelling unit (new or conversion)); Alli Construction (10 in ½ mi · New single-family home); Premier Pools (10 in ½ mi · Pool / spa); Rcp Construction (9 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (3 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2302609 | Plan revision / deferred submittal | Complete | App. Feb 10, 2023 | — | EPC - REVISION TO RES-2215662: Relocating the water heater enclosure from the north end of the building to the south end… |
| RES-2215662 | Accessory dwelling unit (new or conversion) | Finaled | Iss. Oct 27, 2022 | $200,000 | EPC - 1st floor ADU 600 sq ft , 13 sq ft utility room, patio cover 22 sq ft 2nd floor ADU 600 sq ft, patio cover 20 sq… |
| RES-2205683 | Demolition | Expired Permit | Iss. Mar 17, 2022 | $7,500 | Demolish and dispose of 627-sqft detached garage. Smoke & Carbon Monoxide Alarms required per CRC sections R314 & R315.… |
State HCD Housing Element APR records on this parcel: 2 entries (report years 2022, 2023).