2939 Highland Ave
Sacramento 95818 · Curtis Park · City of Sacramento · Coordinates: 38.55124, -121.48232
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 $760,000 ($669,000–$851,000).
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 13 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$27,408 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Aug 10, 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: Accessory dwelling unit at 2990 25th St (0.14 mi S, 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 (~$9,114/yr at $760,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$760/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:
- 2939 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: $669,000 – $851,000 · 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
- Accessory dwelling unit at 2990 25th St (In review)0.14 mi S
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)0.27 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)0.34 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)0.23 mi E
Active in "Issued" for 2 yr (first record Nov 5, 2024) with no new permit activity recorded in 17 mo.
Entity-resolved builders & contractors in ½ mile: Bonney Plumbing (1 on parcel, 7 in ½ mi · Remodel / interior alteration); Dinwiddie Hines Construction (1 on parcel, 4 in ½ mi · Remodel / interior alteration); Golden State Equipment Repair (3 on parcel, 3 in ½ mi · HVAC / heat pump); Black Pine Builders (234 in ½ mi · New single-family home); Premier Pools (15 in ½ mi · Pool / spa).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2617247 | HVAC / heat pump | Issued | Iss. Aug 10, 2026 | $8,864 | Change-out Ducts Only to Ducts Only. The existing unit shall be removed. The new unit shall be placed in the same locati… |
| RES-2615439 | Remodel / interior alteration | Issued | Iss. Jul 24, 2026 | $49,832 | Remodel Permit: NON STRUCTURAL REMODEL-Minor fire damage repairs (no structural). Replace lap siding on left elevation i… |
| RES-2610707 | HVAC / heat pump | Issued | Iss. May 26, 2026 | $17,149 | Change-out Split System (all-electric heat pump) to Split System (all-electric heat pump). The existing unit shall be re… |
| RES-2323829 | HVAC / heat pump | Finaled | Iss. Nov 8, 2023 | $15,302 | No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall … |