2773 6th Ave
Sacramento 95818 · Curtis Park · City of Sacramento · Coordinates: 38.54624, -121.47607
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 $746,000 ($656,000–$836,000).
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 6,534 sq ft lot. Local precedent is active with 8 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$4,625 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Oct 30, 2025).
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 2832 34th St (0.46 mi NE, 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 (~$8,954/yr at $746,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$746/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:
- 6,534 sq ft (0.15 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03005
- Addresses on lot:
- 2773 6TH AVE
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 6,534 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: $656,000 – $836,000 · 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)
41 active or recent development projects (42 housing units across completed, permitted, and pipeline stages) and 771 total building permits recorded within ½ mile.
- New construction13 permits (11 units)
- Adds housing (ADU)39 permits (53 units)
- Demolition13 permits
- Additions & renovations112 permits
- Building systems544 permits
- Repairs17 permits
- Other33 permits
Developments Deserving Closer Investigation & Active Area Builders
- Accessory dwelling unit at 2832 34th St (In review)0.46 mi NE
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).
- Accessory dwelling unit at 2990 25th St (In review)0.37 mi NW
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 3024 6th Ave (Entitled)280 ft E
In "Entitled" for 3.6 yr (since Mar 30, 2023), 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 2832 34th St (In review)0.48 mi NE
In "In review" for 17 mo (since Jun 17, 2025), exceeding the 210d median and 365d 75th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (4 housing units, $394,873 declared valuation across 2 permits).
Entity-resolved builders & contractors in ½ mile: Chriswell Home Improvements (1 on parcel, 2 in ½ mi · General repair); Bell Brothers Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Integrity Pacific Builders (1 on parcel, 1 in ½ mi · Remodel / interior alteration); J And D Greenberg Enterprises (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Black Pine Builders (195 in ½ mi · New single-family home).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2522802 | Plumbing / water heater / sewer | Finaled | Iss. Oct 30, 2025 | $3,230 | E-Permit: Gas Line replacement, repair, or new leg, 30 L.F. |
| RES-2019251 | HVAC / heat pump | Expired Permit | Iss. Oct 20, 2020 | $16,473 | No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall … |
| RES-1820275 | General repair | Finaled | Iss. Oct 19, 2018 | $9,480 | Change out 2 patio French doors like for like, retrofit.Carbon monoxide & Smoke alarms required. Reference CRC sections … |
| RES-1614707 | Remodel / interior alteration | Finaled | Iss. Sep 16, 2016 | $14,014 | REPLACE KITCHEN CABINETS, COUNTERTOPS & REMOVE AND FILL IN TWO KITCHEN WINDOWS. “Water conserving fixtures are required … |