Sacramento 95818 · Curtis Park · APN 013-0061-005-0000 · City of Sacramento
Since October 2024 within ½ mile: 24 homes completed, 7 permitted, 10 proposed or in review; 1 demolition; 1 commercial or mixed-use project.
35 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.
979 permits within ½ mile since October 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.
$704,000
Benchmark range: $620,000 – $788,000
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: permits located by parcel, ½ mile radius · Source updated Oct 1, 2026 · Retrieved Oct 22, 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 Oct 22, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Oct 26, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Oct 26, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Oct 26, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Oct 26, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Oct 26, 2026) · Zoning classes: our classification of R-1 as single-family residential, 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.
In "Entitled" for 3.8 yr (since Jan 12, 2023), with no new permit record in 3.8 yr. · 1 unit
Permit issued and active for 3.1 yr (first record Sep 7, 2023), with no completion or new permit record in 2.8 yr. · 1 unit · $97,904 declared valuation
In "In review" for 13 mo (since Sep 16, 2025), with no new permit record in 13 mo. · 2 units · $232,063 declared valuation
In "In review" for 2.7 yr (since Jan 30, 2024), with no new permit record in 7 mo. · 6 units · $500,000 declared valuation
Latest published Zillow Home Value Index (ZHVI) update
Changed from $686,719 in September 2025 to $700,634 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95818 (not a parcel appraisal)
2675 24th St · $40,000 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2916 24th St · 1 unit · $10,000 valuation
Records span Sep 15, 2026 to Sep 16, 2026 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2034 7th Ave · 1 unit · $162,486 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2990 25th St · 1 unit · $112,000 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2779 17th St · 1 unit · $8,910 valuation
Records span Jul 22, 2026 to Jul 24, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Plumbing / water heater / sewer permit issued (RES-2614208)
2132 MARSHALL WAY REPLACE WATER LINE
REPLACE 30' GALVANIZED WATER LINE WITH COPPER. CARBON MONOXIDE & SMOKE ALARMS ARE REQUIRED. REFERENCE CRC SECTIONS R315 & R314. · Declared valuation: $5,360 · Contractor: J C Plumbing
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Plumbing / water heater / sewer permit application filed (RES-2614208)
2132 MARSHALL WAY REPLACE WATER LINE
REPLACE 30' GALVANIZED WATER LINE WITH COPPER. CARBON MONOXIDE & SMOKE ALARMS ARE REQUIRED. REFERENCE CRC SECTIONS R315 & R314. · Declared valuation: $5,360 · Contractor: J C Plumbing
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
1874 7th Ave · 1 unit · $177,981 valuation
Records span Apr 23, 2026 to Jun 5, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3215 Freeport Blvd · 6 units · $500,000 valuation
Records span Jan 30, 2024 to Apr 13, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2927 Highland Ave · 1 unit · $150,000 valuation
Records span Aug 20, 2025 to Jan 5, 2026 (3 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2513 Donner Way · 1 unit · $306,936 valuation
Records span Oct 9, 2025 to Nov 25, 2025 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3083 Freeport Blvd · 1 unit · $83,518 valuation
Records span Oct 3, 2025 to Nov 19, 2025 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
1832 Larkin Way · 1 unit · $11,500 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Building permit reported to State HCD for 1 housing unit (SFD, Exceeded Limits of Reconstruction)
Reported in 2025 Housing Element Annual Progress Report
SFD · Owner
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: parcel
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).
Active in "Entitled" for 3.8 yr (first record Jan 12, 2023) with no new permit activity recorded in 3.8 yr.
Active in "In review" for 2.7 yr (first record Jan 30, 2024) with no new permit activity recorded in 7 mo. High-impact scale (6 housing units, $500,000 declared valuation across 1 permit).
Active in "Issued" for 16 mo (first record Jul 8, 2025) with no new permit activity recorded in 14 mo.
Active in "In review" for 13 mo (first record Sep 16, 2025) with no new permit activity recorded in 13 mo.
Active in "Issued" for 22 mo (first record Dec 26, 2024) with no new permit activity recorded in 21 mo.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 2,611 parcels
−14.9% YoY
City baseline: 30.6 / 1k
124 in trailing 24m
Includes 22 ADUs
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 ($7,050/yr) + local voter-approved bond debt ($987/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$29,793/yr
Cash needed: $155,100
NOI: $12,985/yr
P&I: $3,565/mo
For $0/mo net cash flow
At $2,525/mo 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 | −$2,773/mo | -21.5% | $6,194/mo | −$2,743/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,525/mo | −$2,483/mo | -19.2% | $5,733/mo | −$2,310/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 | −$2,316/mo | -17.9% | $5,600/mo | −$1,980/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 ↗
Issued1 unitsAug 1, 2025 – Nov 6, 2025
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
2132 MARSHALL WAY REPLACE WATER LINE
REPLACE 30' GALVANIZED WATER LINE WITH COPPER. CARBON MONOXIDE & SMOKE ALARMS ARE REQUIRED. REFERENCE CRC SECTIONS R315 & R314.
SFD, Exceeded Limits of Reconstruction
EPC - New Construction due to exceeding the limitation of reconstruction under issued permit RES-2409769. NEW TWO-STORY RESIDENCE TO INCLUDE: 2,356 SF CONDITIONED AREAS (3 BEDROOMS, 3 BATHROOMS), 23 SF COVERED ENTRY 146 SF COVERED PORCH, 188 SF BASEMENT, 38 SF DECK, FIRE SPRINKLER SYSTEM THROUGHOUT, 6.9KWDC PV SYSTEM, 11.52KW ESS (BATTERY). Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt).
2132 Marshall Way res demo permit
Demo Permit: Demolition of a shed=196 square feet.
Detached Shed Remodel - SHARED PLANS
EPC - SHARED PLANS (2) EXISTING 196 SF SHED: NON DWELLING UNIT. Proposed reduction in size. Existing is 196 sq. ft. Proposed is 143 sq. ft. with electrical. Other Shared Plans Record is RES-2409769 for Existing Dwelling Addition and Remodel. All work must conform to the California 2022 Codes. Shared plans reviewed under RES-2409769 ALL WORK SUBJECT TO FIELD INSPECTION. Inspections are required before any work is covered.
Addition & Remodel - SHARED PLANS (2)
EPC - SHARED PLANS (2) FOR ADDITION AND REMODEL OF EXISTING 1,337 SF SINGLE-STORY RESIDENCE AND EXISTING 196 SF SHED: ADDITION OF 1,018 SF TO CREATE SECOND LEVEL, ADDITION OF NEW 38 SF DECK, REMODEL TO TAKE PLACE IN LIVING, FAMILY RM, DINING, KITCHEN, LAUNDRY RM, BEDROOMS, POWDER RM. Shared Plans with RES-2409778, Remodel of detached storage shed. Water conserving fixtures are required to be installed throughout this structure per SB 407 (Note: Residences built after January 1, 1994 are exempt). Carbon monoxide & Smoke alarms required. Reference 2022 CRC sections R315 & R314. All work must conform to the California 2022 Codes. ALL WORK SUBJECT TO FIELD INSPECTION. Inspections are required before any work is covered. Shared plans reviewed under RES-2409769
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel (APN) · Source updated Oct 1, 2026 · Retrieved Oct 22, 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 |
|---|---|---|---|---|---|---|
| 2025 | SFD, Exceeded Limits of Reconstruction(RES-2516220) | SFD · Owner | — | 1 (Nov 6, 2025) | — | — |
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Oct 26, 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 Oct 10, 2026 · Retrieved Oct 22, 2026
0.08 acres
Assessor's classification for assessment purposes. This is not zoning.
2132 MARSHALL WAY
Source: Sacramento County GIS, Parcels · Geography: parcel · Source updated Oct 25, 2026 · Retrieved Oct 25, 2026
Assessed values and limited building characteristics (Sacramento County Assessor)
Current roll value. This is assessed value, not market value.
Search by parcel number 013-0061-005-0000. 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.