2332 Castro Way
Sacramento 95818 · Curtis Park · City of Sacramento · Coordinates: 38.55421, -121.48422
Executive Verdict · Public-Records Synthesis
Zoned C-1 in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $935,000 ($823,000–$1,047,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$36,600 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Jan 9, 2019).
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 (0.23 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 (~$11,109/yr at $935,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$926/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:
- 2332 CASTRO WAY; 2334 CASTRO WAY
Zoning & Land Use
C-1 — Limited Commercial Zone (C)
2040 General Plan: Neighborhood (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned C-1 (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned C-1 (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned C-1 (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: $823,000 – $1,047,000 · 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)0.23 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)0.37 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)0.3 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)0.2 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: Veritas Design Build (1 on parcel, 1 in ½ mi · Electrical / panel); Christopher Robbins Construction (1 on parcel, 1 in ½ mi · HVAC / heat pump); Black Pine Builders (106 in ½ mi · New single-family home); Premier Pools (17 in ½ mi · Pool / spa); Connected Technology (15 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-1823637 | New garage / accessory structure | Finaled | Iss. Jan 9, 2019 | $35,000 | Construct 504sf Detached Garage; “Any new landscaping done on this property must be compliant with the City’s Water Eff… |
| RES-1823636 | Accessory dwelling unit (new or conversion) | Void | App. Dec 13, 2018 | $35,000 | Construct detached 504sf Accessory Dwelling Unit (demo of existing garage on separate permit). “Any new landscaping don… |
| RES-1823635 | Demolition | Finaled | Iss. Dec 13, 2018 | $500 | Demo Detached Garage 200 SF |
| RES-1616674 | Electrical / panel | Finaled | Iss. Oct 17, 2016 | $11,000 | Panel change out 100 to 200 amp panel, window change out retro fit, like for like, Carbon monoxide & Smoke alarms requir… |
| RES-1614290 |