Sacramento 95817 · Curtis Park · APN 013-0383-010-0000 · 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 $676,000 ($595,000–$757,000).
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 53,143 sq ft lot. Local precedent is active with 9 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 (6 total permits, latest Feb 13, 2025).
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.
$676,000
Benchmark range: $595,000 – $757,000
about 96% of the lot of the parcel intersects Zone X: minimal flood hazard. Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
Commercial tenant improvement (COM-2318389): Issued after 7 mo (3.3× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: Franklin Blvd Mixed Use Bldg A and Site Work (0.23 mi S, 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 (~$680/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: 16 homes completed, 12 permitted, 16 proposed or in review (1 of them deed-restricted affordable); 5 demolitions.
42 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.
683 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 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
Permit issued and active for 2.7 yr (first record Mar 6, 2024), with no completion or new permit record in 22 mo. · 1 unit · $115,256 declared valuation
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 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 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
Nearby plumbing / water heater / sewer (3489 38th St): First appeared in published agency feed
Record RES-2623235 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (2800 18th Ave): First appeared in published agency feed
Record RES-2621864 · 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
Record RES-2421442 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2616547 · 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
Nearby electrical / panel (3251 9th Ave): Status changed from Issued to Finaled
Record RES-2614887 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (2667 Sutterville Rd): Status changed from Issued to Finaled
Record RES-2619456 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (3300 24th St): First appeared in published agency feed
Record RES-2622510 · 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).
Issued after 7 mo (3.3× the 63d median) — slower than 90% of commercial tenant improvement permits in City of Sacramento (median 63d, 90th pct 201d, n=2,366).
In "In review" for 15 mo (since Aug 20, 2025), exceeding the 184d median and 416d 75th percentile for new duplex / half-plex permits in City of Sacramento (n=115). current_status changed to "Verify" in snapshot Nov 1, 2026.
In "In review" for 5 mo (since Jun 12, 2026), exceeding the 45d median and 85d 75th percentile for new single-family home permits in City of Sacramento (n=3,657). current_status changed to "Plan Check Wait" in snapshot Nov 1, 2026.
In "Entitled" for 2.7 yr (since Mar 12, 2024), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
Active in "Issued" for 2.1 yr (first record Sep 30, 2024) with no new permit activity recorded in 10 mo. current_status changed to "Finaled" in snapshot Nov 1, 2026.
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 |
|---|---|---|---|---|
| Trivel Construction | Other | 2 on parcel2 in ½ mi | $157,059 | 5 vs 3 prior |
| Ad Art | Sign | 1 on parcel1 in ½ mi | $6,800 | 0 vs 0 prior |
| Black Pine Builders Recent nearby: 2371 Omaha Beach Ave (Aug 11, 2021) | New single-family home | 73 in ½ mi | $15,100,700 |
| 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 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 ($6,750/yr) + local voter-approved bond debt ($945/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.
−$32,043/yr
Cash needed: $148,500
NOI: $8,915/yr
P&I: $3,413/mo
For $0/mo net cash flow
At $2,050/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 | $1,886/mo | −$2,906/mo | -23.5% | $5,942/mo | −$2,893/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,050/mo | −$2,670/mo | -21.6% | $5,500/mo | −$2,541/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 | −$2,535/mo | -20.5% | $5,372/mo | −$2,274/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 ↗
Wrought Iron Fencing
EPC - New fencing and reworked accessible route from building main entrance to public way at sidewalk. - PLNG-INSP
Curtis Park Preschool- Revised Fire Alarm
EPC - Revision to (COM-2318389) new fire alarm system with voice evacuation into a preschool. System will Monitor all fire alarm initiating devices as indicated on the design plans including a manual pull station and equipment smoke detector system shall monitor all supervisory devices.
2905 11TH AVE
install one (1) non-illuminated wall sign, install one (1) externally illuminated monument sign
Curtis Park Preschool- Equipment Design
EPC - This projected is related to COM-2318389. Structural design of (2) playground equipment at Curtis Park Preschool. Area of work is 3860 SF. - PLNG-INSP
Curtis Park Preschool
EPC - Size- 15,092 SF. Construction type- VB. Occupancy- E. This project is a change of use from a church to a pre-school. This includes modified walls, opening ceilings, power lighting, plumbing, etc. Site works includes accessibility upgrades to walks, stairs, new fencing, etc. There will also be development of 2 separate exterior play areas for toddlers and pre-K. There will be a separate permits issuance for the playground equipment and another for playground canopy- PLNG-INSP
EPC - Interior non-structural demolition, mechanical , electrical and plumbing
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
1.22 acres
Assessor's classification for assessment purposes. This is not zoning.
2905 11TH 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 013-0383-010-0000. 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.
| Bhandal Construction Recent nearby: 3301 12th Ave 100 (Apr 10, 2026) | Accessory dwelling unit (new or conversion) | 12 in ½ mi | $1,937,745 | 18 vs 7 prior |
| Connected Technology Recent nearby: 2686 Donner Way (Jul 13, 2026) | Remodel / interior alteration | 11 in ½ mi | $28,474 | 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% |
| Premier Pools Recent nearby: 3098 24th St (Jan 3, 2022) | Pool / spa | 10 in ½ mi | $477,761 | 0 vs 0 prior |
| A Construction Pro Recent nearby: 3029 Donner Five Aly (Sep 5, 2024) | Accessory dwelling unit (new or conversion) | 7 in ½ mi | $1,344,588 | 29 vs 28 prior+4% |
| Agostini Construction Merged: AGOSTINI CONSTRUCTION · AGOSTINI CONSTRUCTION INC Recent nearby: 2675 6th Ave (Sep 15, 2026) | Addition (adds square footage) | 7 in ½ mi | $513,274 | 3 vs 4 prior |
| 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 alterationOn this parcel | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvementOn this parcel | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| SignOn this parcel | 1,075 | 9d | 19d | 42d | 76d | 19d(vs 20d 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.