Parcel Context · Public-Records Property BriefAPN 013-0052-011-0000

2830 Castro Way

Sacramento 95818 · Curtis Park · City of Sacramento · Coordinates: 38.55338, -121.47707

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 $742,000 ($653,000–$831,000).

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 5,663 sq ft lot. Local precedent is active with 17 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
✓ Documented permitted upgrades (+$9,510 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Sep 7, 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: minimal flood hazard)
about 51% of the lot of the parcel intersects Zone X: minimal flood hazard. Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
! 5 slow or stalled nearby projects within ½ mile
Closest lead: Delta Bungalows - W Street Housing Community (0.46 mi NE, entitled). 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 (~$8,909/yr at $742,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$742/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:: 5,663 sq ft (0.13 ac)
Assessor use:: Residential · Single Family · Subdivision
Tax rate area:: 03005
Addresses on lot:: 2830 CASTRO WAY

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 5,663 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: minimal flood hazard (about 51% of the lot); Zone X: reduced flood risk due to levee (about 49% 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)

Estimated Price (ZIP ZHVI + Neighborhood ACS + Permit Model):$742,000

Range: $653,000 – $831,000 · 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

ACS 2020–2024 Median Gross Rent (Curtis Park):$1,621±$190

ACS 2020–2024 Median Gross Rent (ZIP 95818):$1,715±$84

Zillow Home Value Index (ZIP 95818, September 2026):$700,634

ACS 2020–2024 Median Home Value (Curtis Park):$820,000±$25,800

ACS 2020–2024 Median Home Value (ZIP 95818):$788,000±$29,000

Nearby Activity (½ mile radius, since November 2024)

40 active or recent development projects (108 housing units across completed, permitted, and pipeline stages) and 710 total building permits recorded within ½ mile.

New construction13 permits (67 units)
Adds housing (ADU)29 permits (50 units)
Demolition12 permits
Additions & renovations95 permits
Building systems499 permits
Repairs25 permits
Other37 permits

Developments Deserving Closer Investigation & Active Area Builders

Delta Bungalows - W Street Housing Community (Entitled)0.46 mi NE
In "Entitled" for 3.1 yr (since Sep 28, 2023), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (16 housing units across 0 permits).
Accessory dwelling unit at 3243 X St (In review)0.46 mi NE
In "In review" for 12 mo (since Nov 6, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). issued_date changed to "2026-10-07" in snapshot Nov 1, 2026.
Accessory dwelling unit at 2832 34th St (In review)0.39 mi SE
In "In review" for 2 yr (since Nov 5, 2024), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (4 housing units, $524,150 declared valuation across 2 permits).
The Hatchery Multi-Family (33 Income-Restricted Units) (In review)0.32 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).

Entity-resolved builders & contractors in ½ mile: Bell Brothers Heating And Air (1 on parcel, 2 in ½ mi · HVAC / heat pump); Super Brothers Plumbing Heating And Air (2 on parcel, 2 in ½ mi · Plumbing / water heater / sewer); Acr Solar International (1 on parcel, 1 in ½ mi · Solar / battery storage); Debbies Roofing (1 on parcel, 1 in ½ mi · Roof replacement); Black Pine Builders (16 in ½ mi · New single-family home).

Permit & Project History on This Parcel (5 permits, 0 grouped projects)

Record #	Category	Status	Applied / Issued	Valuation	Description
RES-2619666	Plumbing / water heater / sewer	Finaled	Iss. Sep 7, 2026	$5,000	E-Permit: Drain Line replacement or repair, 20 L.F.
RES-2322907	Solar / battery storage	Finaled	Iss. Nov 17, 2023	$24,015	4kw Solar PV System, and 0gal Solar WH System (water heater installed null) & & 9.6 kWh ESS. All supply side connections…
RES-2202951	Plumbing / water heater / sewer	Finaled	Iss. Feb 8, 2022	$4,075	Change-out installation of Gas - 050 gallon to Electric - 052 gallon, located inside building, screening not required.
RES-1925376	HVAC / heat pump	Expired Permit	Iss. Dec 26, 2019	$7,100	Change-out Ducts Only to Ducts Only. The existing unit shall be removed. The new unit shall be placed in the same locati…
RES-1710006	Roof replacement	Finaled	Iss. Jun 11, 2017	$21,550	E-Permit: Tear Off - Yes, Resheet - Yes, 2 layer(s), 35 squares of 30yr Laminated Dimensional Composition. CRRC: 0676-01…

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 $742,000 ($653,000–$831,000).

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 5,663 sq ft lot. Local precedent is active with 17 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
✓ Documented permitted upgrades (+$9,510 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Sep 7, 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: minimal flood hazard)
about 51% of the lot of the parcel intersects Zone X: minimal flood hazard. Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
! 5 slow or stalled nearby projects within ½ mile
Closest lead: Delta Bungalows - W Street Housing Community (0.46 mi NE, entitled). 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 (~$8,909/yr at $742,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$742/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector

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 5,663 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: minimal flood hazard (about 51% of the lot); Zone X: reduced flood risk due to levee (about 49% 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)

Estimated Price (ZIP ZHVI + Neighborhood ACS + Permit Model):$742,000

Range: $653,000 – $831,000 · 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

ACS 2020–2024 Median Gross Rent (Curtis Park):$1,621±$190

ACS 2020–2024 Median Gross Rent (ZIP 95818):$1,715±$84

Zillow Home Value Index (ZIP 95818, September 2026):$700,634

ACS 2020–2024 Median Home Value (Curtis Park):$820,000±$25,800

ACS 2020–2024 Median Home Value (ZIP 95818):$788,000±$29,000

Nearby Activity (½ mile radius, since November 2024)

40 active or recent development projects (108 housing units across completed, permitted, and pipeline stages) and 710 total building permits recorded within ½ mile.

New construction13 permits (67 units)

Adds housing (ADU)29 permits (50 units)

Demolition12 permits

Additions & renovations95 permits

Building systems499 permits

Repairs25 permits

Other37 permits

Developments Deserving Closer Investigation & Active Area Builders

Delta Bungalows - W Street Housing Community (Entitled)0.46 mi NE

In "Entitled" for 3.1 yr (since Sep 28, 2023), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (16 housing units across 0 permits).

Accessory dwelling unit at 3243 X St (In review)0.46 mi NE

In "In review" for 12 mo (since Nov 6, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). issued_date changed to "2026-10-07" in snapshot Nov 1, 2026.

Accessory dwelling unit at 2832 34th St (In review)0.39 mi SE

In "In review" for 2 yr (since Nov 5, 2024), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (4 housing units, $524,150 declared valuation across 2 permits).

The Hatchery Multi-Family (33 Income-Restricted Units) (In review)0.32 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).

Record #