2650 21st St
Sacramento 95818 · Curtis Park · City of Sacramento · Coordinates: 38.55711, -121.48719
Executive Verdict · Public-Records Synthesis
Zoned OB-R in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $820,000 ($722,000–$918,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone OB-R allows residential use qualifying for ministerial ADU review under state law (12 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 5 documented municipal building permits on file
On-parcel permit history is indexed through Jun 1, 2022, 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: Mixed Use 5 Story (0.27 mi N, 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 (~$9,798/yr at $820,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$817/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:
- 27,581 sq ft (0.63 ac)
- Assessor use:
- Office · Medical / Dental · Two Story
- Tax rate area:
- 03005
- Addresses on lot:
- 2650 21ST ST; 2650 21ST ST STE 1 STE 1; 2650 21ST ST STE 3 STE 3
Zoning & Land Use
OB-R — Low-Rise Mixed-Use Zone (C)
2040 General Plan: Residential Mixed Use (FAR up to 4)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned OB (mixed use): 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 OB (mixed use), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned OB (mixed use), 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: $722,000 – $918,000 · 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
- Mixed Use 5 Story (Entitled)0.27 mi N
In "Entitled" for 7.1 yr (since Oct 23, 2019), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (47 housing units, $11,609,000 declared valuation across 3 permits).
- New home at 2132 Marshall Way (Issued)0.36 mi S
Active in "Issued" for 15 mo (first record Aug 1, 2025) with no new permit activity recorded in 12 mo. High-impact scale (1 housing unit, $805,000 declared valuation across 2 permits).
- Accessory dwelling unit at 2651 17th St (Entitled)0.29 mi W
In "Entitled" for 2.4 yr (since Jun 19, 2024), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- Accessory dwelling unit at 1715 Burnett Way (Entitled)0.32 mi NW
In "Entitled" for 2 yr (since Nov 19, 2024), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
Entity-resolved builders & contractors in ½ mile: Olson Construction (1 on parcel, 2 in ½ mi · Commercial tenant improvement); Cal Builders (2 on parcel, 2 in ½ mi · Commercial tenant improvement); Guthrie Construction (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Affordable Heating And Air (1 on parcel, 1 in ½ mi · Roof replacement); Black Pine Builders (18 in ½ mi · New single-family home).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2203501 | Commercial tenant improvement | Finaled | Iss. Jun 1, 2022 | $170,896 | EPC - DENTAL OFFICE INTERIOR suite 100 remodel of 1700 sq ft NEW WALLS, CEILING, LIGHTING, HVAC, PLUMBING AND ELECTRICAL… |
| COM-2123232 | Remodel / interior alteration | Finaled | Iss. Nov 10, 2021 | $2,500 | EPC - INTERIOR DEMO OF NON-STRUCTURAL WALLS, PLUMBING, ELECTRICAL & INTERIOR FINISHES. NO EXTERIOR WORK. |
| COM-2008278 | Roof replacement | Finaled | Iss. May 19, 2020 | $7,967 | UNIT 7 - Like for like change out of a 4 ton, 14 SEER Package unit on roof, 48 k BTU. No Duct Work. |
| COM-1909172 | Commercial tenant improvement | Certificate of Occupancy | Iss. Aug 26, 2019 | $180,265 | SUITE 8-Interior remodel to include removal of interior walls, plumbing, mechanical, and electrical modifications. |