2651 26th St
Sacramento 95818 · Curtis Park · City of Sacramento · Coordinates: 38.55504, -121.47984
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 $817,000 ($719,000–$915,000).
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
- ✓ 5 documented municipal building permits on file
On-parcel permit history is indexed through Oct 9, 2024, 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: 3204/3206 Broadway Mixed-Use ESTIMATE (0.47 mi E, 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 (~$9,764/yr at $817,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$814/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:
- 23,410 sq ft (0.54 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03005
- Addresses on lot:
- 2638 27TH ST; 2638 27TH ST APT 1 APT 1; 2638 27TH ST APT 2 APT 2
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: $719,000 – $915,000 · 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
- 3204/3206 Broadway Mixed-Use ESTIMATE (Issued)0.47 mi E
Active in "Issued" for 6.6 yr (first record Apr 8, 2020) with no new permit activity recorded in 3.3 yr. High-impact scale (24 housing units, $2,282,211 declared valuation across 2 permits).
- The Hatchery Multi-Family (33 Income-Restricted Units) (In review)0.47 mi E
In "In review" for 12 mo (since Oct 31, 2025), exceeding the 210d median and 365d 75th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (33 housing units, 4 deed-restricted affordable, $4,009,938 declared valuation across 1 permit).
- 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.
- New home at 2132 Marshall Way (Issued)0.45 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).
Entity-resolved builders & contractors in ½ mile: Ptrs (2 on parcel, 2 in ½ mi · Roof replacement); Graves 7 (2 on parcel, 2 in ½ mi · Plumbing / water heater / sewer); All Cal Demolition (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Black Pine Builders (38 in ½ mi · New single-family home); A Construction Pro (10 in ½ mi · Accessory dwelling unit (new or conversion)).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2422194 | Plumbing / water heater / sewer | Expired Permit | Iss. Oct 9, 2024 | $6,196 | Change-out installation of Gas - 100 gallon to Gas - 100 gallon, located outside building, within Existing Exterior Encl… |
| COM-2422191 | Plumbing / water heater / sewer | Expired Permit | Iss. Oct 9, 2024 | $5,839 | Change-out installation of Gas - 100 gallon to Gas - 100 gallon, located outside building, within Existing Exterior Encl… |
| COM-2120212 | Plumbing / water heater / sewer | Finaled | Iss. Sep 20, 2021 | $12,000 | Punch 2 large holes for drainage at shallow and deep part of pool. Disconnect and Cap ALL electrical and plumbing that … |
| COM-1921645 | Roof replacement | Finaled | Iss. Nov 6, 2019 | $11,111 | E-Permit: Tear Off - No, Resheet - No, 1 layer(s), 30 squares of 30yr Laminated Dimensional Composition. CRRC: 0668-0117… |