Sacramento 95818 · Curtis Park · APN 013-0264-013-0000 · City of Sacramento
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 $718,000 ($632,000–$804,000).
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 4,356 sq ft lot. Local precedent is active with 5 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
On-parcel permit history is indexed through Apr 29, 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)
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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$718,000
Benchmark range: $632,000 – $804,000
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)
New garage / accessory structure (RES-1809521): Issued after 6 mo (2.6× the 69d median) — above the 75th percentile for new garage / accessory structure permits in City of Sacramento (median 69d, 75th pct 132d, n=231).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: Franklin Blvd Mixed Use Bldg A and Site Work (0.48 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)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$720/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
Since November 2024 within ½ mile: 9 homes completed, 9 permitted, 7 proposed or in review (1 of them deed-restricted affordable); 1 demolition; 1 commercial or mixed-use project.
24 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.
649 permits within ½ mile since November 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.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: permits located by parcel, ½ mile radius · Source updated Nov 1, 2026 · Retrieved Nov 3, 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 Nov 11, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Nov 9, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Nov 9, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Nov 9, 2026) · Zoning classes: our classification of R-1 as single-family 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 3.9 yr (first record Dec 13, 2022), with no completion or new permit record in 3.6 yr. · 1 unit · $240,106 declared valuation
In "Entitled" for 3.6 yr (since Mar 30, 2023), with no new permit record in 2.9 yr. · 1 unit · $300,000 declared valuation
In "Entitled" for 2.7 yr (since Mar 12, 2024), with no new permit record in 2.7 yr. · 1 unit · $53,581 declared valuation
Permit issued and active for 3.1 yr (first record Oct 20, 2023), with no completion or new permit record in 2.2 yr. · 1 unit · $260,585 declared valuation
Permit issued and active for 3.1 yr (first record Oct 20, 2023), with no completion or new permit record in 2.2 yr. · 1 unit · $477,356 declared valuation
Permit issued and active for 4.7 yr (first record Mar 2, 2022), with no completion or new permit record in 2 yr. · 1 unit · $7,978 declared valuation
Nearby hvac / heat pump (3288 8th Ave): Status changed from Issued to Finaled
Record RES-2610017 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (2648 Sutterville Rd): Status changed from Issued to Finaled
Record RES-2621451 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (2157 6th Ave): First appeared in published agency feed
Record RES-2623761 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (2424 5th Ave): Status changed from Issued to Finaled
Record RES-2620539 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (2201 7th Ave): First appeared in published agency feed
Record RES-2622595 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (3971 E Pacific Ave): Status changed from Issued to Finaled
Record RES-2621490 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (2209 9th Ave): Status changed from Issued to Finaled
Record RES-2608410 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (2841 14th Ave B): Status changed from Issued to Finaled
Record RES-2620582 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (3953 28th St): First appeared in published agency feed
Record RES-2622231 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (3420 24th St): Status changed from Issued to Finaled
Record RES-2621063 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby general repair (2137 7th Ave): First appeared in published agency feed
Record RES-2621710 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (2209 9th Ave): Status changed from Issued to Finaled
Record RES-2611110 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby solar / battery storage (2250 Donner Way): Status changed from Issued to Finaled
Record RES-2621336 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (2176 Perkins Way): First appeared in published agency feed
Record RES-2623711 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (2716 11th Ave): First appeared in published agency feed
Record RES-2621757 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff 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 →In "In review" for 4.1 yr (since Sep 29, 2022), 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, $590,212 declared valuation across 4 permits).
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.
In "In review" for 15 mo (since Aug 5, 2025), exceeding the 241d median and 334d 75th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($1,036,934 declared valuation across 1 permit).
Issued after 6 mo (2.6× the 69d median) — above the 75th percentile for new garage / accessory structure permits in City of Sacramento (median 69d, 75th pct 132d, n=231).
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).
In "In review" for 8 mo (since Mar 4, 2026), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 2,611 parcels
−12.1% YoY
City baseline: 30.4 / 1k
124 in trailing 24m
Includes 23 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Aaron Villegas Construction | Demolition | 4 on parcel6 in ½ mi | $36,771 | 1 vs 1 prior |
| Black Pine Builders Recent nearby: 2350 5th Ave (Apr 28, 2022) | New single-family home | 257 in ½ mi | $70,569,960 | 2 vs 0 prior |
| Premier Pools Recent nearby: 3098 24th St (Jan 3, 2022) | Pool / spa | 17 in ½ mi |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family home | 3,657 | 28d | 45d | 85d | 184d | 41d(vs 51d prior) |
| New duplex / half-plex | 115 | 82d | 184d | 416d | 575d | 144d(vs 361d prior) |
| New multifamily / condos / mixed-use | 199 | 125d | 210d | 365d | 627d | 199d(vs 289d prior) |
| New garage / accessory structure |
HUD Small Area Fair Market Rent · ZIP 95818
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 ($7,200/yr) + local voter-approved bond debt ($1,008/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
Model adding a backyard ADU or garage conversion under California's Prop 13 blended new-construction assessment (existing house & land tax base stays intact; only ADU build cost is assessed) and SB 13 impact-fee rules.
−$30,874/yr
Cash needed: $158,400
NOI: $12,814/yr
P&I: $3,641/mo
For $0/mo net cash flow
At $2,525/mo gross 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 | $2,323/mo | −$2,863/mo | -21.7% | $6,319/mo | −$2,834/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,525/mo | −$2,573/mo | -19.5% | $5,849/mo | −$2,401/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,677/mo | −$2,406/mo | -18.2% | $5,713/mo | −$2,071/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 ↗
RES PANEL UPGRADE
AA: existing panel 200 Amps - Overhead service, new main panel 200 Amps, Replacement weather head/masthead work. (CUSTOMER WILL REMOVE AND REINSTALL DECKING TO ACCESS PANEL) Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. ALL WORK SUBJECT TO FIELD INSPECTION.
GAS LINE
Install @35 ft of gas line in back yard for fire pit . Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314
Detached Garage
Detached Garage @ 288 sf
Demolition of Detached Garage
Demolition of Detached Garage @ 288 sf
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel (APN) · Source updated Nov 1, 2026 · Retrieved Nov 3, 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.
No housing activity reported to the State for this parcel (2018–2025 reports).
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Nov 9, 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 Nov 11, 2026 · Retrieved Nov 11, 2026
0.10 acres
Assessor's classification for assessment purposes. This is not zoning.
2533 9TH AVE
Source: Sacramento County GIS, Parcels · Geography: parcel · Source updated Nov 8, 2026 · Retrieved Nov 8, 2026
Assessed values and limited building characteristics (Sacramento County Assessor)
Current roll value. This is assessed value, not market value.
Search by parcel number 013-0264-013-0000. 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.
| $947,418 |
| 0 vs 0 prior |
| Connected Technology Recent nearby: 2686 Donner Way (Jul 13, 2026) | Remodel / interior alteration | 14 in ½ mi | $23,952 | 117 vs 248 prior−53% |
| A Construction Pro Recent nearby: 2513 Donner Way (Nov 25, 2025) | Accessory dwelling unit (new or conversion) | 11 in ½ mi | $1,833,797 | 29 vs 28 prior+4% |
| Abrahams Construction Recent nearby: 2432 6th Ave (Mar 14, 2025) | Remodel / interior alteration | 11 in ½ mi | $721,850 | 14 vs 18 prior−22% |
| Premier Pools Sacramento Recent nearby: 3220 Crocker Dr (Apr 21, 2026) | Pool / spa | 9 in ½ mi | $831,441 | 102 vs 121 prior−16% |
| Olive Homes Recent nearby: 2448 Montgomery Way (Feb 24, 2026) | Remodel / interior alteration | 8 in ½ mi | $481,825 | 13 vs 10 prior+30% |
| Kitchen Mart Recent nearby: 2419 Donner Way (Aug 10, 2026) | Remodel / interior alteration | 8 in ½ mi | $388,989 | 62 vs 72 prior−14% |
| D And J Kitchens And Baths Recent nearby: 2728 Montgomery Way (Jun 26, 2025) | Remodel / interior alteration | 8 in ½ mi | $335,216 | 29 vs 34 prior−15% |
| 231 |
| 35d |
| 69d |
| 132d |
| 261d |
| 50d(vs 84d prior) |
| Accessory dwelling unit (new or conversion) | 1,693 | 57d | 97d | 172d | 284d | 97d(vs 103d prior) |
| DemolitionOn this parcel | 705 | 0d | 1d | 7d | 35d | 2d |
| Addition (adds square footage) | 1,948 | 6d | 42d | 83d | 162d | 49d(vs 43d prior) |
| Remodel / interior alteration | 8,151 | 1d | 4d | 21d | 55d | 5d |
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Computed from issued permits with recorded application and issuance dates over the trailing 60 months. Categories with fewer than 20 permits are excluded.