3631 E Curtis Dr
Sacramento 95818 · Curtis Park · City of Sacramento · Coordinates: 38.54172, -121.47870
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 $747,000 ($657,000–$837,000).
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 5 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$9,307 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Dec 1, 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: Franklin Blvd Mixed Use Bldg A and Site Work (0.29 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)
- ! Year 1 Prop 13 tax reset (~$8,966/yr at $747,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$747/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:
- 3631 E CURTIS DR
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: 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: $657,000 – $837,000 · 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)
25 active or recent development projects (25 housing units across completed, permitted, and pipeline stages) and 604 total building permits recorded within ½ mile.
- New construction9 permits (14 units)
- Adds housing (ADU)23 permits (24 units)
- Demolition8 permits
- Additions & renovations82 permits
- Building systems445 permits
- Repairs9 permits
- Other28 permits
Developments Deserving Closer Investigation & Active Area Builders
- Franklin Blvd Mixed Use Bldg A and Site Work (In review)0.29 mi SE
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.
- Americawest Executive Office (In review)0.32 mi SW
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).
- 4100 Arlington Ave ADU (Entitled)0.28 mi S
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).
- New home at 3024 6th Ave (Entitled)0.35 mi NE
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).
Entity-resolved builders & contractors in ½ mile: Ebco Construction (1 on parcel, 3 in ½ mi · Remodel / interior alteration); Air Tech HVAC (1 on parcel, 1 in ½ mi · HVAC / heat pump); Paramount Mechanical (1 on parcel, 1 in ½ mi · Roof replacement); Quality Electric (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Black Pine Builders (181 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-2524972 | HVAC / heat pump | Issued | Iss. Dec 1, 2025 | $21,500 | No Duct Work Permitted. Change-out Split System to Split System (all-electric heat pump). The existing unit shall be rem… |
| RES-2524495 | Roof replacement | Finaled | Iss. Nov 21, 2025 | $9,110 | New install/New location Mini-Split System. A unit will be installed in a new location. This unit will be fully screened… |
| RES-2516209 | Remodel / interior alteration | Finaled | Iss. Aug 6, 2025 | $1,000 | Install EV charger in garage. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. ALL WORK SUB… |
| RES-2314480 | Remodel / interior alteration | Finaled | Iss. Jul 13, 2023 | $18,139 | Bathroom Remodel: 2nd Floor Guest Bath Remodel (58 square feet), Minor 2nd Floor Laundry Room Remodel (42 square feet) … |