2325 Castro Way
Sacramento 95818 · Curtis Park · City of Sacramento · Coordinates: 38.55483, -121.48407
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 $898,000 ($790,000–$1,006,000).
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
- ✓ 7 documented municipal building permits on file
On-parcel permit history is indexed through Dec 30, 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: New home at 2132 Marshall Way (0.26 mi SW, 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 (~$10,687/yr at $898,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$891/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 · Two Family · Duplex
- Tax rate area:
- 03005
- Addresses on lot:
- 2323 CASTRO WAY; 2325 CASTRO 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: $790,000 – $1,006,000 · 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)0.26 mi SW
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 2990 25th St (In review)0.4 mi S
In "In review" for 3 mo (since Aug 3, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657). project_name changed to "NEW ADU & OFFICE" in snapshot Nov 1, 2026.
- 2625 27th Street (Entitled)0.28 mi E
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).
- Accessory dwelling unit at 2116 3rd Ave (Issued)0.22 mi SW
Active in "Issued" for 16 mo (first record Jul 8, 2025) with no new permit activity recorded in 14 mo.
Entity-resolved builders & contractors in ½ mile: Armstrong Plumbing (3 on parcel, 3 in ½ mi · Plumbing / water heater / sewer); Miller Roofing Services (1 on parcel, 1 in ½ mi · Roof replacement); Brower Mechanical (1 on parcel, 1 in ½ mi · Roof replacement); Martinelli Home Improvement And Supply (1 on parcel, 1 in ½ mi · Windows / doors / siding); Martinelli Home Improvement (1 on parcel, 1 in ½ mi · Windows / doors / siding).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2227898 | Plumbing / water heater / sewer | Finaled | Iss. Dec 30, 2022 | $2,772 | E-Permit: Water Service replacement or repair, 30 L.F. |
| RES-2226973 | Plumbing / water heater / sewer | Finaled | Iss. Dec 23, 2022 | $9,000 | Water Re-pipe, 120 L.F. Water conserving fixtures are required to be installed throughout this residence per SB 407 (Not… |
| RES-2219873 | Windows / doors / siding | Expired Permit | Iss. Sep 16, 2022 | $7,500 | NEW VINYL WINDOWS. 2323 REMOVE ONE WINDOW. INSTALL 48X48 FOR EGRESS. 2325 8 WINDOWS. REMOVE ONE WINDOW. CHANGE TO 48X48.… |
| RES-1922009 | Roof replacement | Finaled | Iss. Nov 12, 2019 | $21,460 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 29 squares of Composite Class A. CRRC: 0890-0013 |
| RES-1906454 |