2309 Castro Way
Sacramento 95818 · Curtis Park · City of Sacramento · Coordinates: 38.55482, -121.48430
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 $814,000 ($716,000–$912,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-4 allows residential use qualifying for ministerial ADU review under state law (5 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$50,000 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Sep 18, 2026).
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 (0.25 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 (~$9,730/yr at $814,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$811/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:
- 9,583 sq ft (0.22 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03005
- Addresses on lot:
- 2309 CASTRO WAY; 2317 CASTRO WAY; 2317 CASTRO WAY APT 1 APT 1
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: $716,000 – $912,000 · 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)0.25 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)0.41 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)0.29 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 2651 17th St (Entitled)0.5 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: Good Life Construction (2 on parcel, 5 in ½ mi · Remodel / interior alteration); Century Roofing (2 on parcel, 2 in ½ mi · Roof replacement); Service Now Enterprises (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Black Pine Builders (101 in ½ mi · New single-family home); Premier Pools (16 in ½ mi · Pool / spa).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2616832 | Addition (adds square footage) | Finaled | Iss. Sep 18, 2026 | $7,500 | EPC - 2 SHARED PLANS - 60 SF BALCONY REPLACEMENT : DEMOLISH THE EXISTING CANTILEVERED BALCONY AND CONSTRUCT A NEW SUPPO… |
| COM-2616829 | Addition (adds square footage) | Finaled | Iss. Sep 18, 2026 | $7,500 | EPC - 2 SHARED PLANS - 60 SF BALCONY REPLACEMENT : DEMOLISH THE EXISTING CANTILEVERED BALCONY AND CONSTRUCT A NEW SUPPO… |
| COM-2013185 | Roof replacement | Finaled | Iss. Jul 27, 2020 | $30,938 | E-Permit: Tear Off - Yes, Resheet - Yes, 3 layer(s), 26 squares of 30yr Laminated Dimensional Composition. CRRC: 0850-00… |
| COM-2013182 | Roof replacement | Finaled | Iss. Jul 27, 2020 | $11,180 | E-Permit: Tear Off - Yes, Resheet - Yes, 3 layer(s), 26 squares of 30yr Laminated Dimensional Composition. CRRC: 0850-00… |