Sacramento 95818 · Curtis Park · APN 013-0363-020-0000 · 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 $736,000 ($648,000–$824,000).
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 4 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Nov 27, 2023).
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.
$736,000
Benchmark range: $648,000 – $824,000
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)
Closest lead: Franklin Blvd Mixed Use Bldg A and Site Work (0.38 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 (~$737/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: 8 homes completed, 7 permitted, 6 proposed or in review (1 of them deed-restricted affordable); 2 demolitions; 1 commercial or mixed-use project.
21 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.
584 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.
In "Entitled" for 4.9 yr (since Dec 8, 2021), with no new permit record in 4.9 yr. · 1 unit
In "Entitled" for 4.9 yr (since Dec 21, 2021), with no new permit record in 4.9 yr. · 1 unit
In "Entitled" for 4.9 yr (since Dec 30, 2021), with no new permit record in 4.9 yr. · 1 unit
Permit issued and active for 4.3 yr (first record Aug 9, 2022), with no completion or new permit record in 4.2 yr. · 1 unit · $165,500 declared valuation
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
Nearby addition (adds square footage) (2775 7th Ave): First appeared in published agency feed
Record RES-2623023 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby new garage / accessory structure (2675 6th Ave): Status changed from Plan Check Target to Plan Check Wait
Record RES-2620415 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby repair tied to a housing/code case (3316 Cutter Way): Status changed from Ready-to-Issue to Issued
Record RES-2523566 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby repair tied to a housing/code case (3316 Cutter Way): Issued date changed from (blank) to 2026-09-28
Record RES-2523566 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (3570 Crocker Dr 130): Status changed from Issued to Finaled
Record COM-2601391 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby general repair (4251 Custis Ave): First appeared in published agency feed
Record RES-2622608 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (2733 Curtis Way): Status changed from Issued to Finaled
Record RES-2611070 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record COM-2505163 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (2241 12th Ave): Status changed from Issued to Finaled
Record RES-2606209 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (2763 Coleman Way): First appeared in published agency feed
Record RES-2623558 · 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 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 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
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). current_status changed to "Plan Check Target" 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).
In "Entitled" for 4.9 yr (since Dec 21, 2021), 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).
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 "Entitled" for 4.9 yr (since Dec 8, 2021), 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 |
|---|---|---|---|---|
| Premier Pools | Pool / spa | 1 on parcel10 in ½ mi | $524,282 | 0 vs 0 prior |
| Bonney Plumbing | HVAC / heat pump | 2 on parcel2 in ½ mi | $18,689 | 45 vs 99 prior−55% |
| All Slopes Roofing | Roof replacement | 1 on parcel1 in ½ mi | $23,983 |
| 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) |
| Accessory dwelling unit (new or conversion) |
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 ($7,350/yr) + local voter-approved bond debt ($1,029/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.
−$31,956/yr
Cash needed: $161,700
NOI: $12,643/yr
P&I: $3,717/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 | −$2,953/mo | -21.9% | $6,445/mo | −$2,926/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,525/mo | −$2,663/mo | -19.8% | $5,966/mo | −$2,492/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 | −$2,496/mo | -18.5% | $5,827/mo | −$2,162/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 ↗
Change-out w/new ducts Ground Mount to Ground Mount. The existing unit shall be removed. The new unit shall be placed in the same location as the existing unit and shall not exceed the size of the existing unit by more than 25%.
2500 COLEMAN WAY - HVAC/ZONING
CUTTING IN ZONING/REPLACING (1) SUPPLY DUCT SUBFLOOR, LIKE FOR LIKE, NO STRUCTRUAL CHANGES Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. ALL WORK SUBJECT TO FIELD INSPECTION
E-Permit: Sewer Service replacement or repair, Dig and Bury 25 L.F. Water Service replacement or repair, 50 L.F.
EOTC_Gunite pool w/ solar stubs for future solar (by others)
EXPEDITED - EOTC-Gunite pool w/ solar stubs for future solar (by others)
Tear Off - Yes, Resheet - Yes, 1 layer(s), 18 squares of 30yr Laminated Dimensional Composition. In-progress inspection required if 10 squares or greater.
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.
2500 COLEMAN WAY
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 013-0363-020-0000. 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.
| 0 vs 0 prior |
| Todds Repair And Construction | HVAC / heat pump | 1 on parcel1 in ½ mi | $20,791 | 0 vs 3 prior |
| Black Pine Builders Recent nearby: 3035 24th St (Oct 25, 2021) | New single-family home | 193 in ½ mi | $50,190,456 | 2 vs 0 prior |
| Connected Technology Recent nearby: 2686 Donner Way (Jul 13, 2026) | Remodel / interior alteration | 12 in ½ mi | $30,164 | 117 vs 248 prior−53% |
| Abrahams Construction Recent nearby: 2432 6th Ave (Mar 14, 2025) | Remodel / interior alteration | 10 in ½ mi | $695,350 | 14 vs 18 prior−22% |
| Kitchen Mart Recent nearby: 2419 Donner Way (Aug 10, 2026) | Remodel / interior alteration | 10 in ½ mi | $441,038 | 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% |
| Tms Construction Recent nearby: 2647 Curtis Way (Jun 16, 2022) | Remodel / interior alteration | 7 in ½ mi | $343,004 | 12 vs 13 prior−8% |
| 1,693 |
| 57d |
| 97d |
| 172d |
| 284d |
| 97d(vs 103d prior) |
| Addition (adds square footage) | 1,948 | 6d | 42d | 83d | 162d | 49d(vs 43d prior) |
| Remodel / interior alteration | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvement | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| Pool / spaOn this parcel | 1,059 | 1d | 5d | 25d | 49d | 4d(vs 7d prior) |
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.