2948 Highland Ave
Sacramento 95818 · Curtis Park · City of Sacramento · Coordinates: 38.55096, -121.48288
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 $733,000 ($645,000–$821,000).
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 11 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ 6 documented municipal building permits on file
On-parcel permit history is indexed through Apr 30, 2026, 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 2990 25th St (0.13 mi SE, 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 (~$8,806/yr at $733,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$734/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:
- 2948 HIGHLAND 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 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: 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: $645,000 – $821,000 · 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
Nearby Activity (½ mile radius, since November 2024)
33 active or recent development projects (37 housing units across completed, permitted, and pipeline stages) and 896 total building permits recorded within ½ mile.
- New construction13 permits (3 units)
- Adds housing (ADU)23 permits (28 units)
- Demolition16 permits
- Additions & renovations155 permits
- Building systems630 permits
- Repairs31 permits
- Other28 permits
Developments Deserving Closer Investigation & Active Area Builders
- Accessory dwelling unit at 2990 25th St (In review)0.13 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.
- New home at 2132 Marshall Way (Issued)0.25 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).
- 2625 27th Street (Entitled)0.37 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 2659 Portola Way (Issued)0.25 mi E
Active in "Issued" for 2 yr (first record Nov 5, 2024) with no new permit activity recorded in 18 mo.
Entity-resolved builders & contractors in ½ mile: Ramirez Roofing And Gutters (1 on parcel, 1 in ½ mi · Roof replacement); Garick Air Conditioning Service (1 on parcel, 1 in ½ mi · HVAC / heat pump); Greenberg Clark (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Doug Milan Electric (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Black Pine Builders (244 in ½ mi · New single-family home).
Permit & Project History on This Parcel (6 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2608682 | Roof replacement | Finaled | Iss. Apr 30, 2026 | $22,856 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 21 squares of 30yr Laminated Dimensional Composition. CRRC: 0890-002… |
| RES-2308631 | Remodel / interior alteration | Finaled | Iss. May 10, 2023 | $2,000 | "Install a new EV Charger, 240V, 40A." Existing 200A service panel, new 40A OCPD, charger and disco on opposite side of … |
| RES-2306361 | Electrical / panel | Withdrawn | Iss. Apr 2, 2023 | $1,500 | E-Permit: existing panel 200 Amps - Overhead service, Reuse Existing weather head/masthead work, adding 1 outlets (240V)… |
| RES-2016417 | Plumbing / water heater / sewer | Finaled | Iss. Sep 10, 2020 | $8,556 | E-Permit: Sewer Service replacement or repair, Trenchless 40 L.F. |
| RES-2012629 | HVAC / heat pump | Finaled | Iss. Jul 20, 2020 | $12,149 | No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall … |
| RES-1609919 | Electrical / panel | Finaled | Iss. Jun 24, 2016 | $1,500 | installing ufer grounding system. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314 |