2727 Portola Way
Sacramento 95818 · Curtis Park · City of Sacramento · Coordinates: 38.55019, -121.47724
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 $848,000 ($746,000–$950,000).
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 6,098 sq ft lot. Local precedent is active with 10 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$110,400 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Nov 4, 2021).
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)
all 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)
- ! Delayed or open permit activity on this parcel
New home at 2727 Portola Way: In "Entitled" for 9 yr (since Nov 1, 2017), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 2832 34th St (0.38 mi E, 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 (~$10,117/yr at $848,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$843/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:
- 6,098 sq ft (0.14 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03005
- Addresses on lot:
- 2727 PORTOLA WAY; 2731 PORTOLA WAY
Zoning & Land Use
R-1 — Single-Unit Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 1)
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 6,098 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 (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: $746,000 – $950,000 · 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
- New home at 2727 Portola Way (Entitled)On this parcel
In "Entitled" for 9 yr (since Nov 1, 2017), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- Accessory dwelling unit at 2731 Portola Way (Issued)On this parcel
Active in "Issued" for 5.3 yr (first record Jul 29, 2021) with no new permit activity recorded in 5 yr.
- Accessory dwelling unit at 2832 34th St (In review)0.38 mi E
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).
- New single-family home (RES-1720340) (Expired Permit)On this parcel
Issued after 20 mo (13.3× the 45d median) — slower than 90% of new single-family home permits in City of Sacramento (median 45d, 90th pct 184d, n=3,657).
Entity-resolved builders & contractors in ½ mile: Jeffery Von Rotz Construction (4 on parcel, 9 in ½ mi · Accessory dwelling unit (new or conversion)); Black Pine Builders (119 in ½ mi · New single-family home); Premier Pools (17 in ½ mi · Pool / spa); Connected Technology (15 in ½ mi · Remodel / interior alteration); Rcp Construction (13 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (4 permits, 2 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2116406 | Accessory dwelling unit (new or conversion) | Expired Permit | Iss. Nov 4, 2021 | $120,000 | EPC - Detached Guest Cottage (ADU) /Library: (1 bed / 1 bath) @ 590 sf of Conditioned Space ; Covered Entry @ 13 sf; Fi… |
| RES-2106749 | New garage / accessory structure | Finaled | Iss. May 10, 2021 | $15,000 | EPC - Garage - Detached (non habitable) : single car garage @ 294 sf ; (Separate permit for the Wrecking of existing ga… |
| RES-2106883 | Demolition | Expired Permit | Iss. Apr 15, 2021 | $5,000 | Demolish and dispose of 348-sqft detached garage for future build on separate permit. |