Sacramento 95818 · Curtis Park · APN 013-0022-023-0000 · City of Sacramento
Zoned C-1 in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $760,000 ($669,000–$851,000).
On-parcel permit history is indexed through Jun 26, 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)
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)
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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$760,000
Benchmark range: $669,000 – $851,000
Closest lead: New home at 2132 Marshall Way (0.24 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)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$760/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
Since November 2024 within ½ mile: 26 homes completed, 5 permitted, 3 proposed or in review; 1 demolition; 1 commercial or mixed-use project.
32 projects with a record in this window, grouped by us from permits and State housing reports. Units are as proposed on each project's latest record and counted at its current stage.
883 permits within ½ mile since November 2024
The map shows new construction, ADUs, demolitions, additions, and renovations. Routine systems work (roofs, HVAC, water heaters) is counted but not mapped. Unit counts are as stated on permits.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: permits located by parcel, ½ mile radius · Source updated Nov 1, 2026 · Retrieved Nov 3, 2026
Public-records benchmark estimate combining Zillow Home Value Index (Data provided by Zillow), Census ACS 5-year estimates, parcel land-use/lot characteristics, and issued building permits. Not an official appraisal.
Permit counts, by the date issued (or applied, if not yet issued). Lot splits are planning cases, which we don't have.
We read public zoning and hazard maps against state law (ADUs: Gov. Code 66314; SB 9: Gov. Code 65852.21 and 66411.7). Local rules, title, tenancy history and site conditions can change the answer. Check with City of Sacramento's planning department before relying on it.
Sources: City of Sacramento CDD, Zoning (retrieved Nov 11, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Nov 9, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Nov 9, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Nov 9, 2026) · Zoning classes: our classification of C-1 as commercial, checked against the zone description on Oct 24, 2026
Chronological history of building permit applications and issuances, snapshot-dated status changes, State housing entitlements, surrounding development within ½ mile, and area home-value trends.
Permit issued and active for 4.5 yr (first record May 24, 2022), with no completion or new permit record in 3.6 yr. · 1 unit · $40,000 declared valuation
Permit issued and active for 3.2 yr (first record Sep 7, 2023), with no completion or new permit record in 2.9 yr. · 1 unit · $97,904 declared valuation
Permit issued and active for 3.1 yr (first record Oct 2, 2023), with no completion or new permit record in 2.8 yr. · 1 unit · $75,000 declared valuation
In "Entitled" for 2.5 yr (since Apr 30, 2024), with no new permit record in 2.5 yr. · 2 units
Permit issued and active for 2 yr (first record Nov 5, 2024), with no completion or new permit record in 17 mo. · 1 unit · $124,664 declared valuation
In "In review" for 14 mo (since Sep 16, 2025), with no new permit record in 14 mo. · 2 units · $232,063 declared valuation
Nearby permit (156f1634e3f09cc39c58e43a40b214c8411a0573): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (191397b8db4a01de55c9554d0980008d3d75ac4a): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (2833 4th Ave): First appeared in published agency feed
Record RES-2623242 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (2604 5th Ave): First appeared in published agency feed
Record RES-2623288 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby general repair (1863 Vallejo Way): Status changed from Issued to Finaled
Record RES-2612910 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (1828 Commercial Way): First appeared in published agency feed
Record RES-2621811 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (2705 23rd St): Status changed from Processing to Finaled
Record RES-2621214 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (2705 23rd St): Issued date changed from (blank) to 2026-09-29
Record RES-2621214 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (2440 Curtis Way): Status changed from Issued to Finaled
Record RES-2619285 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby pool / spa (2901 Highland Ave): First appeared in published agency feed
Record RES-2623781 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (2000 Vallejo Way): Status changed from Issued to Finaled
Record RES-2609050 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (3009 Baldwin St): First appeared in published agency feed
Record RES-2623507 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby new garage / accessory structure (1825 Commercial Way): Description text was updated
Record RES-2003675 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2616594 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2616594 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Cross-referenced intelligence from our historical development graph—connecting parcels, permits, entity-resolved builders, empirical review-time distributions, and neighborhood renovation trends.
Explore full City of Sacramento development graph →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).
High-impact scale (8 housing units, $1,675,000 declared valuation across 9 permits).
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.
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).
Active in "Issued" for 16 mo (first record Jul 8, 2025) with no new permit activity recorded in 14 mo.
Active in "Issued" for 4.5 yr (first record May 24, 2022) with no new permit activity recorded in 3.6 yr.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 2,611 parcels
−12.1% YoY
City baseline: 30.4 / 1k
124 in trailing 24m
Includes 23 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Ohana Renovations | Commercial tenant improvement | 2 on parcel4 in ½ mi | $83,500 | 6 vs 2 prior |
| Ti Builders | Plan revision / deferred submittal | 3 on parcel3 in ½ mi | $320,341 | 0 vs 5 prior |
| Raz Construction Management | Commercial tenant improvement | 1 on parcel1 in ½ mi | $75,000 |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family home | 3,657 | 28d | 45d | 85d | 184d | 41d(vs 51d prior) |
| New duplex / half-plex | 115 | 82d | 184d | 416d | 575d | 144d(vs 361d prior) |
| New multifamily / condos / mixed-useOn this parcel | 199 | 125d | 210d | 365d | 627d | 199d(vs 289d prior) |
HUD Small Area Fair Market Rent · ZIP 95818
HUD FY 2026 · 40th-percentile gross rentCensus ACS 5-year median gross rent (all bedroom counts combined):
Area home-value benchmarks (not an appraisal)
ZIP & neighborhood mediansUnder California Proposition 13, the seller's historical assessed value does not carry over to a buyer. On sale, the parcel is reassessed at the purchase price: 1.00% base rate ($7,600/yr) + local voter-approved bond debt ($1,064/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
Model adding a backyard ADU or garage conversion under California's Prop 13 blended new-construction assessment (existing house & land tax base stays intact; only ADU build cost is assessed) and SB 13 impact-fee rules.
−$33,757/yr
Cash needed: $167,200
NOI: $12,358/yr
P&I: $3,843/mo
For $0/mo net cash flow
At $2,525/mo gross rent
| Scenario | Assumptions | Year 1 Rent | Year 1 Cash Flow | Cash-on-Cash | Break-Even Rent | Year 5 Cash Flow |
|---|---|---|---|---|---|---|
| Conservative | −8% starting rent, +3% vacancy, +3% combined maintenance/CapEx, 1.5%/yr rent growth | $2,323/mo | −$3,103/mo | -22.3% | $6,655/mo | −$3,078/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,525/mo | −$2,813/mo | -20.2% | $6,160/mo | −$2,644/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,677/mo | −$2,646/mo | -19.0% | $6,016/mo | −$2,314/mo |
Rental regulatory context (informational only — not legal advice):
California AB 1482 (Tenant Protection Act, Civ. Code § 1947.12) caps annual rent increases at 5% + local CPI (max 10%) on covered properties. In City of Sacramento: Sacramento Tenant Protection Program (City Code Ch. 5.156) — 5% + CPI (8.6% cap effective July 1, 2026) for covered pre-1995 multifamily units. Official program rules ↗
Finaled / completed8 unitsAug 31, 2020 – Oct 25, 2023
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
2348 Castro Way
Installation of 3 sets of electrical signs illuminated with LEDs onto the walls of the building.
TI Coffee Shop the Amalia Suite 101
EXPEDITED - EPC. 1,200 sqft feet coffee shop TI. Type VB; OCC: B. Shell under COM-2113960. light fixtures; accessible restroom; HVAC; hot and cold water; kitchen equipment
2742 24th St
Install 1 illuminated blade sign.
Rev to COM-2318838 Capitol Optometry Amp and Panel
EPC. Type VB, OCC: B. Electrical plan changes as stated below: Sheet E1: - The panel size was increased from 200 amps to 400 amps due to too many tenants vying for the same (2) 200 amp meter sockets. - The panel will now be fed from the existing 400 amp meter section. - The feeder was changed from 200 amps to 400 amps. - The panel schedule labeling was changed from 200 amps to 400 amps.
Revision to COM-2318838 Capitol Optometry
EPC. Type V-B. OCC:B. 1737 sqft. Provide details and plan revision from metal studs to wood studs.
Revision to COM-2325619
EPC - Revision to COM-2325619- Minor interior revisions, adding transoms, clerestory glazing at interior non-bearing partitions.
TI the Amalia
EPC. Type VB. 971 sqft. Lighting, mechanical. This scope of work was previously approved as part of COM-2224025. Code update review. Shell under COM-2113960.
Suite 108 Remodel
EPC - New interior walls, new supply & returns, new lighting, new electrical receptacles, new restroom. See Revision to COM-2403128 - Minor interior revisions, adding transoms, clerestory glazing at interior non-bearing partitions.
TI Capitol Optometry
EPC. TI Capitol Optometry 1737 sqft, Type V-B, OCC B. This project is a tenant improvement in an existing vacant retail suite within a multi-use building. Work includes new exam rooms, an office, restroom, break room and storage spaces. All associated mechanical, plumbing and electrical included. The existing site is compliant with current accessibility codes. The adjacent spaces are a B-Occupancy and R-2-Occupancy uses that are separated by 1-hr walls and 1-hr floor construction.
Amalia Mixed Use Pull Station and Notification Devices
EPC. Mixed use. Type VB; OCC: A-2; sqft 10,992. fire alarm devices in TIs in Suite 101 and 108. three horn/strobe; one manual pull. Related to COM-2113960 (main); COM-2318838 (TI).
Rev to COM-2113960 Castro Way Mixed Use
EPC. Revisions to ground floor. A-2; R-2, S-2; Type VB. Primary changes involve deletion of toilet rooms and interior doors previously shown to be installed. See attached sheet-by-sheet narrative.
Revision to COM-2113960 2348 Castro
EPC. Revision to COM-2113960. See app file for sheet by sheet narrative. Miscellaneous plan revisions at commercial spaces. Updates to exterior elevations to correspond to updated mechanical louver locations. Revised but orientations, based on field changes made at Units 201 and 202. Revised / updated door schedule, hardware designations. This revision is voided. The scope is under COM-2324240
Deferred Fire Alarm System 2348 Castro (Main COM-2113960)
EPC. Deferred fire alarm system installation for COM-2113960. Type VB, Occ R-2.
Fire Alarm System 2348 Castro (Main COM-2113960)
EPC. Fire alarm system installation for COM-2113960. Type VB, Occ R-2.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel (APN) · Source updated Nov 1, 2026 · Retrieved Nov 3, 2026 · Applied and issued dates come from the city's Applied and Issued permit datasets. The city publishes current status without a date, so status changes are dated by the window between our snapshots.
| Report year | Project / record | Type | Entitled | Permitted | Completed | Deed-restricted |
|---|---|---|---|---|---|---|
| 2023 | The Amalia - 2744 24th Street(COM-2113960) | 5+ · Renter | — | — | 8 (Oct 25, 2023) | — |
| 2022 | New Const.: 2348 Castro Way (Mixed Use)(COM-2113960) | 5+ · Renter | — | 8 (Feb 28, 2022) | — | — |
| 2020 | Castro Way Mixed Use(DR20-044) | 5+ · Renter | 14 (Aug 31, 2020) | — | — | — |
| 2020 | Castro Way Mixed Use(IR20-229) | ADU · Renter | 2 (Sep 8, 2020) | — | — | — |
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Nov 9, 2026 · From City of Sacramento's Housing Element Annual Progress Reports. A project can appear in several report years as it moves from entitlement to permit to completion.
Source: City of Sacramento CDD, Zoning · Geography: zoning district polygon at parcel point · Source updated Nov 11, 2026 · Retrieved Nov 11, 2026
0.21 acres
Assessor's classification for assessment purposes. This is not zoning.
2348 CASTRO WAY; 2742 24TH ST; 2744 24TH ST
Source: Sacramento County GIS, Parcels · Geography: parcel · Source updated Nov 8, 2026 · Retrieved Nov 8, 2026
Assessed values and limited building characteristics (Sacramento County Assessor)
Current roll value. This is assessed value, not market value.
Search by parcel number 013-0022-023-0000. Shows direct levies and special assessments.
Search the city's permit system by address or record number
The official flood hazard map for this location. Our reading of it is under What could be built here.
This site does not show owner names.
| North State Electrical Contractors | Fire alarm / sprinkler | 1 on parcel1 in ½ mi | $9,560 | 0 vs 0 prior |
| My Apple Signs | Sign | 1 on parcel1 in ½ mi | $4,000 | 0 vs 0 prior |
| Johnson United | Sign | 1 on parcel1 in ½ mi | $3,800 | 0 vs 0 prior |
| Black Pine Builders Recent nearby: 2350 5th Ave (Apr 28, 2022) | New single-family home | 107 in ½ mi | $34,623,927 | 2 vs 0 prior |
| Premier Pools Recent nearby: 2276 Pierce Arrow Ln (Sep 16, 2021) | Pool / spa | 18 in ½ mi | $982,135 | 0 vs 0 prior |
| Connected Technology Recent nearby: 2816 18th St (Sep 11, 2026) | Remodel / interior alteration | 17 in ½ mi | $26,675 | 117 vs 248 prior−53% |
| D And J Kitchens And Baths Recent nearby: 2831 3rd Ave (Aug 23, 2024) | Remodel / interior alteration | 11 in ½ mi | $509,312 | 29 vs 34 prior−15% |
| Accessory dwelling unit (new or conversion) | 1,693 | 57d | 97d | 172d | 284d | 97d(vs 103d prior) |
| Addition (adds square footage) | 1,948 | 6d | 42d | 83d | 162d | 49d(vs 43d prior) |
| Remodel / interior alteration | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvementOn this parcel | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| Fire alarm / sprinklerOn this parcel | 2,312 | 8d | 14d | 29d | 71d | 13d(vs 15d prior) |
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Computed from issued permits with recorded application and issuance dates over the trailing 60 months. Categories with fewer than 20 permits are excluded.
Rev 1. Structural 2348 Castro Way (Rev to COM-2113960)
EPC - Revised Structural sheets S2.1, S2.2, S2.3. Eliminated one column and footing at Ground Floor. Miscellaneous other structural updates per coordination with truss manufacturer. Changes are clouded with Delta 5 - ASI #1.
The Amalia - 2744 24th Street
EPC.Construct two-story mixed use building, ground floor commercial tenant space for future tenant, set up for potential restaurant tenant(s). Eight dwelling units; 5 car parking lot (including (1) van accessible spot); bicycle parking; utility connections to domestic water, fire sprinkler water, sanitary sewer, electrical, gas; landscape; right-of-way improvements. Construction type: VB; Occupancy: mixed use A-2, R-2, S-2. Deferred submittals: (1) Fire Sprinkler System (2) Fire Alarm System (3) Trusses. - PLNG-INSP