Sacramento 95817 · Curtis Park · APN 013-0137-016-0000 · City of Sacramento
Since October 2024 within ½ mile: 28 homes completed, 40 permitted, 52 proposed or in review (5 of them deed-restricted affordable); 4 demolitions.
51 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.
827 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.
$438,000
Benchmark range: $385,000 – $491,000
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-4 as multifamily 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.
Permit issued and active for 3 yr (first record Oct 20, 2023), with no completion or new permit record in 2.1 yr. · 1 unit · $477,356 declared valuation
Permit issued and active for 3.1 yr (first record Oct 2, 2023), with no completion or new permit record in 2.7 yr. · 1 unit · $75,000 declared valuation
In "Entitled" for 2.6 yr (since Mar 12, 2024), with no new permit record in 2.6 yr. · 1 unit · $53,581 declared valuation
In "Entitled" for 2.5 yr (since Apr 30, 2024), with no new permit record in 2.5 yr. · 2 units
Permit issued and active for 4.5 yr (first record May 17, 2022), with no completion or new permit record in 2.4 yr. · 2 units · $240,000 declared valuation
Permit issued and active for 6.9 yr (first record Dec 17, 2019), with no completion or new permit record in 2.4 yr. · 1 unit · $11,241 declared valuation
Latest published Zillow Home Value Index (ZHVI) update
Changed from $459,524 in September 2025 to $461,684 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95817 (not a parcel appraisal)
3032 4th Ave · 2 units · $231,644 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3202 4th Ave · $75,000 valuation
Records span Aug 10, 2026 to Aug 24, 2026 (1 permit).
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)
3430 31st St · 1 unit · $73,786 valuation
Records span Sep 7, 2023 to Jul 29, 2026 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3541 7th Ave · 1 unit · $275,622 valuation
Records span Oct 6, 2022 to Jul 14, 2026 (6 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2441 6th Ave · 1 unit · $200,000 valuation
Records span Feb 27, 2026 to Jun 15, 2026 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3500 Broadway · 24 units · $3,202,531 valuation
Records span Aug 28, 2025 to May 28, 2026 (8 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3324 6th Ave · $8,000 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2628 Sailor Aly · 2 units · $245,999 valuation
Records span Apr 29, 2025 to Mar 16, 2026 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2748 Marshall Way · 1 unit · $150,000 valuation
Records span Dec 15, 2025 to Mar 6, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3148 2nd Ave · 2 units · $210,468 valuation
Records span Aug 1, 2025 to Feb 24, 2026 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3427 33rd St · 1 unit · $21,825 valuation
Records span Sep 27, 2024 to Feb 18, 2026 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3274 9th Ave · 1 unit · $60,026 valuation
Records span Feb 17, 2026 to Feb 18, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3222 37th St · $20,000 valuation
Records span Jan 30, 2026 to Feb 2, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
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 3 yr (first record Oct 20, 2023) with no new permit activity recorded in 2.1 yr.
Active in "In review" for 2 yr (first record Nov 5, 2024) with no new permit activity recorded in 2 yr. High-impact scale (4 housing units, $524,150 declared valuation across 2 permits).
Active in "In review" for 16 mo (first record Jun 17, 2025) with no new permit activity recorded in 16 mo. High-impact scale (4 housing units, $394,873 declared valuation across 2 permits).
Active in "Entitled" for 16 mo (first record Jun 17, 2025) with no new permit activity recorded in 16 mo. High-impact scale (8 housing units across 0 permits).
Active in "Issued" for 3 yr (first record Oct 20, 2023) with no new permit activity recorded in 2.1 yr.
Active in "Issued" for 2 yr (first record Nov 5, 2024) with no new permit activity recorded in 17 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 95817
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 ($4,400/yr) + local voter-approved bond debt ($616/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$15,104/yr
Cash needed: $96,800
NOI: $11,594/yr
P&I: $2,225/mo
For $0/mo net cash flow
At $2,050/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 | $1,886/mo | −$1,494/mo | -18.5% | $3,972/mo | −$1,463/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,050/mo | −$1,259/mo | -15.6% | $3,676/mo | −$1,111/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,173/mo | −$1,123/mo | -13.9% | $3,591/mo | −$844/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 unitsOct 20, 2023 – Sep 5, 2024
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
SHARED PLANS (2) - ADU INLAW UNIT
EPC - EXPEDITED - SHARED PLANS (2) ADU: Living Area 650 sq. ft., Front Porch: 14 sq.ft., Basement Storage: 650 sq. ft. 2 bedrooms, 1 bath. Participating in SMUD Solarshare Program. Shared plans reviewed under res-2324785
SHARED PLANS (2) - NSFR
EPC - EXPEDITED SHARED PLANS (2)- NSFR: First Floor :765 sq. ft., Second Floor: 708 sq. ft., Garage: 231 sq. ft., Front Covered Porch : 50 sq. ft. Grand Total : 1754 sq. ft. 3 BEDROOM, 2.5 BATHROOM. PARTICIPATING IN SMUD SOLARSHARE PROGRAM. Shared plans reviewed under RES-2324785
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 |
|---|---|---|---|---|---|---|
| 2024 | SHARED PLANS (2) - NSFR(RES-2324785) | SFD · Owner | — | 1 (Sep 5, 2024) | — | — |
| 2024 | SHARED PLANS (2) - ADU INLAW UNIT(RES-2324788) | ADU · Renter | — | 1 (Sep 5, 2024) | — | — |
| 2023 | Ross Lot 16 New SFR and ADU(DR23-206) | SFD · Owner | 2 (Oct 20, 2023) | — | — | — |
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
0.09 acres
Assessor's classification for assessment purposes. This is not zoning.
3029 DONNER FIVE ALY; 3033 DONNER FIVE ALY
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 013-0137-016-0000. 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.