2760 21st St
Sacramento 95818 · Curtis Park · City of Sacramento · Coordinates: 38.55422, -121.48808
Executive Verdict · Public-Records Synthesis
Zoned C-2 in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $715,000 ($629,000–$801,000).
Upsides & Opportunities
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Aug 17, 2023, 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 (0.16 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 (~$8,601/yr at $715,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$717/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:
- 4,149 sq ft (0.10 ac)
- Assessor use:
- Retail / Commercial · Small Retail · Single Tenant
- Tax rate area:
- 03005
- Addresses on lot:
- 2060 MARKHAM WAY; 2760 21ST ST
Zoning & Land Use
C-2 — General Commercial Zone (C)
2040 General Plan: Neighborhood (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned C-2 (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned C-2 (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned C-2 (commercial), 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: $629,000 – $801,000 · 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)0.16 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).
- Accessory dwelling unit at 2990 25th St (In review)0.48 mi SE
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.
- House for Lot 24 of Crocker Village (Entitled)0.18 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).
- Accessory dwelling unit at 2651 17th St (Entitled)0.37 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: Ohana Renovations (2 on parcel, 4 in ½ mi · Commercial tenant improvement); Nor Cal Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Pan Sign (1 on parcel, 1 in ½ mi · Sign); Black Pine Builders (99 in ½ mi · New single-family home); Abrahams Construction (24 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-2317470 | Roof replacement | Expired Permit | Iss. Aug 17, 2023 | $15,000 | E-Permit: Tear Off - No, Resheet - No, 1 layer(s), 37 squares of TPO Single Ply. CRRC: 0738-0002 |
| SIG-2202805 | Sign | Finaled | Iss. Feb 25, 2022 | $2,850 | One set of Illuminated Reverse Pan Channel Letters |
| COM-2121645 | Commercial tenant improvement | Finaled | Iss. Dec 16, 2021 | $50,000 | EPC - Install non-load bearing walls with doors and windows and ADA compliant bathrooms including associated Mechanical,… |
| COM-2116419 | Remodel / interior alteration | Finaled | Iss. Aug 23, 2021 | $3,500 | EPC - Remove existing non-load bearing walls. Remove non-ada compliant restroom fixtures, break area sink and base cabin… |