3228 Giovanni St
Sacramento 95818 · Curtis Park · City of Sacramento · Coordinates: 38.54509, -121.48457
Executive Verdict · Public-Records Synthesis
Zoned R-4A-PUD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $688,000 ($605,000–$771,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-4A-PUD allows residential use qualifying for ministerial ADU review under state law (4 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Jul 23, 2024, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
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: minimal flood hazard)
all 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 3215 Freeport Blvd (0.29 mi W, 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 (~$8,293/yr at $688,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$691/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:
- 2,662 sq ft (0.06 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03005
- Addresses on lot:
- 3228 GIOVANNI ST
Zoning & Land Use
R-4A-PUD — Multi-Unit Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R-4A (multifamily residential): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned R-4A (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-4A (multifamily residential), not a single-family residential zone.
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: minimal flood hazard (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: $605,000 – $771,000 · 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)
23 active or recent development projects (25 housing units across completed, permitted, and pipeline stages) and 739 total building permits recorded within ½ mile.
- New construction11 permits (1 units)
- Adds housing (ADU)18 permits (23 units)
- Demolition9 permits
- Additions & renovations135 permits
- Building systems517 permits
- Repairs15 permits
- Other34 permits
Developments Deserving Closer Investigation & Active Area Builders
- Accessory dwelling unit at 3215 Freeport Blvd (In review)0.29 mi W
In "In review" for 2.8 yr (since Jan 30, 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 (6 housing units, $500,000 declared valuation across 1 permit). current_status changed to "Verify" in snapshot Nov 1, 2026.
- Accessory dwelling unit at 2990 25th St (In review)0.33 mi NE
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 2132 Marshall Way (Issued)0.5 mi N
Active in "Issued" for 15 mo (first record Aug 1, 2025) with no new permit activity recorded in 12 mo. High-impact scale (1 housing unit, $805,000 declared valuation across 2 permits).
- Americawest Executive Office (In review)0.41 mi S
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).
Entity-resolved builders & contractors in ½ mile: Black Pine Builders (1 on parcel, 280 in ½ mi · New single-family home); My Home Heat And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Connected Technology (18 in ½ mi · Remodel / interior alteration); Premier Pools (16 in ½ mi · Pool / spa); Abrahams Construction (15 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (2 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2416206 | HVAC / heat pump | Finaled | Iss. Jul 23, 2024 | $10,000 | No Duct Work Permitted. Change-out w/new ducts Split System to Split System. The existing unit shall be removed. The new… |
| RES-2023588 | New single-family home | Finaled | Iss. Feb 1, 2021 | $267,151 | Plan 1913 A New3 bedroom single family dwelling w/attached garage Elev A - 776 sf 1st Floor, 1137 sf 2nd Floor, 506… |
State HCD Housing Element APR records on this parcel: 1 entry (report years 2022).