Parcel Context · Public-Records Property BriefAPN 013-0073-009-0000

2320 Marshall Way

Sacramento 95818 · Curtis Park · City of Sacramento · Coordinates: 38.55080, -121.48448

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 $704,000 ($620,000–$788,000).

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 3,485 sq ft lot. Local precedent is active with 12 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
✓ 5 documented municipal building permits on file
On-parcel permit history is indexed through Dec 21, 2023, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
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: Accessory dwelling unit at 3215 Freeport Blvd (0.43 mi SW, in review). 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 (~$8,476/yr at $704,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$706/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:: 3,485 sq ft (0.08 ac)
Assessor use:: Residential · Single Family · Subdivision
Tax rate area:: 03005
Addresses on lot:: 2320 MARSHALL 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 3,485 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)

Estimated Price (ZIP ZHVI + Neighborhood ACS + Permit Model):$704,000

Range: $620,000 – $788,000 · 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)

35 active or recent development projects (42 housing units across completed, permitted, and pipeline stages) and 935 total building permits recorded within ½ mile.

New construction12 permits (2 units)
Adds housing (ADU)26 permits (34 units)
Demolition15 permits
Additions & renovations160 permits
Building systems665 permits
Repairs26 permits
Other31 permits

Developments Deserving Closer Investigation & Active Area Builders

Accessory dwelling unit at 3215 Freeport Blvd (In review)0.43 mi SW
In "In review" for 2.8 yr (since Jan 30, 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 (6 housing units, $500,000 declared valuation across 1 permit).
New home at 2132 Marshall Way (Issued)0.17 mi NW
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)0.18 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)0.43 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).

Entity-resolved builders & contractors in ½ mile: Huft Heating And Air Conditioning (1 on parcel, 3 in ½ mi · Remodel / interior alteration); Sierra Valley Home (1 on parcel, 1 in ½ mi · Roof replacement); Ducks Plumbing Heating Air (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Capitol Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Black Pine Builders (246 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-2327119	Electrical / panel	Finaled	Iss. Dec 21, 2023	$4,000	Electrical Permit: Relocate panel riser from back of the house to driveway. 200 amps. Carbon monoxide & Smoke alarms r…
RES-2005868	Plumbing / water heater / sewer	Finaled	Iss. Apr 7, 2020	$4,600	E-Permit: Sewer Service replacement or repair, Dig and Bury 35 L.F.
RES-1918416	HVAC / heat pump	Finaled	Iss. Sep 26, 2019	$6,912	Change-out Ducts Only to Ducts Only. The existing unit shall be removed. The new unit shall be placed in the same locati…
RES-1913896	Plumbing / water heater / sewer	Expired Permit	Iss. Jul 24, 2019	$3,000	Change-out installation of Gas - 050 gallon to Electric - 050 gallon, located outside building, within Existing Exterior…
RES-1704424	Roof replacement	Finaled	Iss. Mar 23, 2017	$7,500	Change-out Roof Mount to Roof Mount. The existing unit shall be removed. The new unit shall be placed in the same locati…

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 $704,000 ($620,000–$788,000).

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 3,485 sq ft lot. Local precedent is active with 12 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
✓ 5 documented municipal building permits on file
On-parcel permit history is indexed through Dec 21, 2023, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
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: Accessory dwelling unit at 3215 Freeport Blvd (0.43 mi SW, in review). 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 (~$8,476/yr at $704,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$706/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 3,485 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)

Estimated Price (ZIP ZHVI + Neighborhood ACS + Permit Model):$704,000

Range: $620,000 – $788,000 · 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)

35 active or recent development projects (42 housing units across completed, permitted, and pipeline stages) and 935 total building permits recorded within ½ mile.

New construction12 permits (2 units)

Adds housing (ADU)26 permits (34 units)

Demolition15 permits

Additions & renovations160 permits

Building systems665 permits

Repairs26 permits

Other31 permits

Developments Deserving Closer Investigation & Active Area Builders

Accessory dwelling unit at 3215 Freeport Blvd (In review)0.43 mi SW

In "In review" for 2.8 yr (since Jan 30, 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 (6 housing units, $500,000 declared valuation across 1 permit).

New home at 2132 Marshall Way (Issued)0.17 mi NW

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)0.18 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)0.43 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).

Record #