Sacramento 95818 · Curtis Park · APN 010-0342-011-0000 · City of Sacramento
Zoned R-3 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).
Zone R-3 allows residential use qualifying for ministerial ADU review under state law (10 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 May 16, 2025, 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.
$820,000
Benchmark range: $722,000 – $918,000
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)
EV charger (COM-2427749): Issued after 5 mo (3.6× the 40d median) — above the 75th percentile for ev charger permits in City of Sacramento (median 40d, 75th pct 91d, n=225).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: New home at 2132 Marshall Way (0.24 mi S, issued). 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 (~$817/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: 98 homes completed, 5 permitted, 4 proposed or in review (150 of them deed-restricted affordable); 1 demolition; 1 commercial or mixed-use project.
33 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.
999 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-3 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.
In "Entitled" for 3.8 yr (since Jan 12, 2023), with no new permit record in 3.8 yr. · 1 unit
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
In "Entitled" for 2.5 yr (since Apr 30, 2024), with no new permit record in 2.5 yr. · 2 units
In "Entitled" for 2.4 yr (since Jun 19, 2024), with no new permit record in 2.4 yr. · 1 unit · $40,000 declared valuation
In "Entitled" for 2 yr (since Nov 19, 2024), with no new permit record in 2 yr. · 1 unit · $64,000 declared valuation
In "In review" for 14 mo (since Sep 16, 2025), with no new permit record in 14 mo. · 2 units · $232,063 declared valuation
Nearby permit (156f1634e3f09cc39c58e43a40b214c8411a0573): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (191397b8db4a01de55c9554d0980008d3d75ac4a): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (7f60cb40caba010c58e65b6ddad6c11265d3a8a4): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (3dbcad4ce6f32a833d540d05050363df2fbd1663): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (1828 Commercial Way): First appeared in published agency feed
Record RES-2621811 · 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 roof replacement (1617 4th Ave): First appeared in published agency feed
Record RES-2622544 · 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 electrical / panel (2789 17th St): Status changed from Issued to Finaled
Record RES-2614342 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (2000 Vallejo Way): Status changed from Issued to Finaled
Record RES-2609050 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (3009 Baldwin St): First appeared in published agency feed
Record RES-2623507 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby new garage / accessory structure (1825 Commercial Way): Description text was updated
Record RES-2003675 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (2249 3rd Ave): First appeared in published agency feed
Record RES-2623107 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (1920 Markham Way): Status changed from Issued to Finaled
Record RES-2617868 · 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 →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).
In "Entitled" for 3.8 yr (since Jan 12, 2023), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
Issued after 5 mo (3.6× the 40d median) — above the 75th percentile for ev charger permits in City of Sacramento (median 40d, 75th pct 91d, n=225).
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).
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).
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).
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 |
|---|---|---|---|---|
| Two Rivers Roofing | Roof replacement | 2 on parcel2 in ½ mi | $86,200 | 0 vs 0 prior |
| J And D Greenberg Enterprises | Roof replacement | 1 on parcel1 in ½ mi | $12,262 | 3 vs 0 prior |
| Pacific Power Electrical Service | EV charger | 1 on parcel1 in ½ mi | $8,000 |
| 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 ($8,200/yr) + local voter-approved bond debt ($1,148/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.
−$38,082/yr
Cash needed: $180,400
NOI: $11,674/yr
P&I: $4,146/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 | −$3,464/mo | -23.0% | $7,158/mo | −$3,443/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,525/mo | −$3,174/mo | -21.1% | $6,625/mo | −$3,010/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 | −$3,007/mo | -20.0% | $6,471/mo | −$2,680/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 ↗
SERVICE UPGRADE AND EV CHARGER
EPC - Electrical service panel upgrade from 125 amp to 200 amp and electric vehicle charger installation
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 10 squares of Composite Class A. In-progress inspection required if 10 squares or greater.
E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 112 squares of Composite Class A. CRRC: 0890-0008
C/O ROOF MOUNT HVAC
C/O ROOF MOUNT HVAC ( WORK TO BE DONE ON THE CONDO UNIT ONLY, ADDRESS 2709 21ST STREET, ONE WITH ROOF MOUNT )
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
0.57 acres
Assessor's classification for assessment purposes. This is not zoning.
2715 21ST ST; 2715 21ST ST APT 10 APT 10; 2715 21ST 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 010-0342-011-0000. 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.
| Black Pine Builders Recent nearby: 2350 5th Ave (Apr 28, 2022) | New single-family home | 76 in ½ mi | $24,344,930 | 2 vs 0 prior |
| Abrahams Construction Recent nearby: 2605 Harkness St (May 24, 2024) | Remodel / interior alteration | 21 in ½ mi | $1,489,700 | 14 vs 18 prior−22% |
| Connected Technology Recent nearby: 2816 18th St (Sep 11, 2026) | Remodel / interior alteration | 16 in ½ mi | $24,965 | 117 vs 248 prior−53% |
| Premier Pools Recent nearby: 2219 Donner Way (Jul 29, 2021) | Pool / spa | 13 in ½ mi | $563,681 | 0 vs 0 prior |
| Southgate Glass And Screen Recent nearby: 2782 Harkness St (Nov 21, 2024) | Remodel / interior alteration | 11 in ½ mi | $201,491 | 30 vs 112 prior−73% |
| Halls Window Center Recent nearby: 1821 Burnett Way (Nov 19, 2024) | Remodel / interior alteration | 9 in ½ mi | $141,900 | 26 vs 89 prior−71% |
| Tms Construction Recent nearby: 2779 Marty Way (Aug 1, 2022) | Remodel / interior alteration | 8 in ½ mi | $1,300,258 | 12 vs 13 prior−8% |
| 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) |
| EV chargerOn this parcel | 225 | 17d | 40d | 91d | 190d | 40d(vs 45d prior) |
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.