2725 21st St
Sacramento 95818 · Curtis Park · City of Sacramento · Coordinates: 38.55547, -121.48706
Executive Verdict · Public-Records Synthesis
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).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
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
- ✓ 4 documented municipal building permits on file
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)
- ✓ 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
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)
- ! 5 slow or stalled nearby projects within ½ mile
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)
- ! 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:
- 24,720 sq ft (0.57 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03005
- Addresses on lot:
- 2715 21ST ST; 2715 21ST ST APT 10 APT 10; 2715 21ST ST APT 11 APT 11
Zoning & Land Use
R-3 — Multi-Unit Dwelling Zone (R)
2040 General Plan: Residential Mixed Use (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R-3 (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-3 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-3 (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: $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
- New home at 2132 Marshall Way (Issued)0.24 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).
- House for Lot 24 of Crocker Village (Entitled)0.27 mi S
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).
- EV charger (COM-2427749) (Expired Permit)On this parcel
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).
- Accessory dwelling unit at 2651 17th St (Entitled)0.35 mi NW
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).
Entity-resolved builders & contractors in ½ mile: Two Rivers Roofing (2 on parcel, 2 in ½ mi · Roof replacement); J And D Greenberg Enterprises (1 on parcel, 1 in ½ mi · Roof replacement); Pacific Power Electrical Service (1 on parcel, 1 in ½ mi · EV charger); Black Pine Builders (76 in ½ mi · New single-family home); Abrahams Construction (21 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2427749 | EV charger | Expired Permit | Iss. May 16, 2025 | $8,000 | EPC - Electrical service panel upgrade from 125 amp to 200 amp and electric vehicle charger installation |
| COM-2312476 | Roof replacement | Finaled | Iss. Jun 19, 2023 | $6,200 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 10 squares of Composite Class A. In-progress inspection required if … |
| COM-2310422 | Roof replacement | Finaled | Iss. May 23, 2023 | $80,000 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 112 squares of Composite Class A. CRRC: 0890-0008 |
| COM-1810826 | Roof replacement | Finaled | Iss. Jun 7, 2018 | $12,262 | C/O ROOF MOUNT HVAC ( WORK TO BE DONE ON THE CONDO UNIT ONLY, ADDRESS 2709 21ST STREET, ONE WITH ROOF MOUNT ) |