2209 2nd Ave
Sacramento 95818 · Curtis Park · City of Sacramento · Coordinates: 38.55603, -121.48517
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 $930,000 ($818,000–$1,042,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-4 allows residential use qualifying for ministerial ADU review under state law (8 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$207,361 contributory est.)
Public building records show issued construction/renovation work on this parcel (3 total permits, latest Sep 3, 2024).
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
Electrical / panel (RES-2405943): Issued after 5 mo — slower than 90% of electrical / panel permits in City of Sacramento (median 0d, 90th pct 5d, n=11,023).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: New home at 2132 Marshall Way (0.3 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 (~$11,052/yr at $930,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$921/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:
- 4,792 sq ft (0.11 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03005
- Addresses on lot:
- 2209 2ND AVE; 2210 SLOAT WAY; 2212 SLOAT WAY
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: $818,000 – $1,042,000 · 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
- Electrical / panel (RES-2405943) (Finaled)On this parcel
Issued after 5 mo — slower than 90% of electrical / panel permits in City of Sacramento (median 0d, 90th pct 5d, n=11,023).
- Accessory dwelling unit (new or conversion) (RES-2221525) (Finaled)On this parcel
Issued after 11 mo (3.5× the 97d median) — slower than 90% of accessory dwelling unit (new or conversion) permits in City of Sacramento (median 97d, 90th pct 284d, n=1,693).
- Accessory dwelling unit (new or conversion) (RES-2221524) (Finaled)On this parcel
Issued after 11 mo (3.5× the 97d median) — slower than 90% of accessory dwelling unit (new or conversion) permits in City of Sacramento (median 97d, 90th pct 284d, n=1,693).
- New home at 2132 Marshall Way (Issued)0.3 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).
Entity-resolved builders & contractors in ½ mile: Construction And Remodel Mmm (3 on parcel, 4 in ½ mi · Accessory dwelling unit (new or conversion)); Black Pine Builders (65 in ½ mi · New single-family home); Connected Technology (16 in ½ mi · Remodel / interior alteration); Premier Pools (13 in ½ mi · Pool / spa); Abrahams Construction (12 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (3 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2405943 | Electrical / panel | Finaled | Iss. Sep 3, 2024 | $4,500 | Electrical Permit: Upgrade electrical panel from 100 to 200 amps with service over head. Carbon monoxide & Smoke alarm… |
| RES-2221525 | Accessory dwelling unit (new or conversion) | Finaled | Iss. Sep 11, 2023 | $100,000 | EPC - Shared Plans (2): Addition and remodel of existing detached garage into new detached ADU (1 bed, 1 bath). Convert … |
| RES-2221524 | Accessory dwelling unit (new or conversion) | Finaled | Iss. Sep 11, 2023 | $100,000 | EPC - Shared Plans (2): New detached ADU 588sqft (1 bed, 1 bath), 63sqft patio. Participation in SMUD Solar Share Progra… |
State HCD Housing Element APR records on this parcel: 5 entries (report years 2022, 2023, 2024).