2312 4th Ave
Sacramento 95818 · Curtis Park · City of Sacramento · Coordinates: 38.55228, -121.48432
Executive Verdict · Public-Records Synthesis
Zoned R-1 in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $924,000 ($813,000–$1,035,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 4,792 sq ft lot. Local precedent is active with 7 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$25,627 contributory est.)
Public building records show issued construction/renovation work on this parcel (8 total permits, latest Feb 1, 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 (0.16 mi W, 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 (~$10,984/yr at $924,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$915/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:
- 2312 4TH AVE; 2314 4TH AVE
Zoning & Land Use
R-1 — Single-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-1 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned R-1, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R-1, a single-family residential zone. The lot is 4,792 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.
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: $813,000 – $1,035,000 · 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 W
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)0.25 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.
- 2625 27th Street (Entitled)0.36 mi NE
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)0.18 mi W
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: A Construction Pro (2 on parcel, 7 in ½ mi · Remodel / interior alteration); Vzo Construction (2 on parcel, 2 in ½ mi · Windows / doors / siding); Superior Electrical Service Technicians (2 on parcel, 2 in ½ mi · Electrical / panel); Barnett Heating And Air (1 on parcel, 1 in ½ mi · Roof replacement); Ciscos Roofing (1 on parcel, 1 in ½ mi · Roof replacement).
Permit & Project History on This Parcel (8 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2602055 | Roof replacement | Issued | Iss. Feb 1, 2026 | $15,000 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 25 squares of 50yr Laminated Dimensional Composition. In-progress in… |
| RES-2105298 | Plumbing / water heater / sewer | Finaled | Iss. Mar 15, 2021 | $3,390 | Change-out installation of Gas - 050 gallon to Gas - Tankless, located inside building, screening not required. |
| RES-2102549 | Remodel / interior alteration | Finaled | Iss. Feb 18, 2021 | $58,244 | EPC - KITCHEN REMODEL (COMPLETE) WITH WALL REMOVAL; BATH REMODEL (COMPLETE); NO EXTERIOR WORK; WATER CONSERVING FIXTURE… |
| RES-1803242 | Electrical / panel | Finaled | Iss. Feb 21, 2018 | $11,385 | C/O: existing panel 125 Amps - Overhead service, Replacement weather head/masthead work, main breaker replacement. AT BO… |