2609 F St
Sacramento 95816 · Marshall School · City of Sacramento · Coordinates: 38.57904, -121.46943
Executive Verdict · Public-Records Synthesis
Zoned R-1B-SPD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $864,000 ($760,000–$968,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-1B-SPD allows residential use qualifying for ministerial ADU review under state law (10 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$48,200 contributory est.)
Public building records show issued construction/renovation work on this parcel (12 total permits, latest Sep 13, 2025).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in Marshall School
26 substantial renovation & housing permits over 24 months (48.1 per 1,000 parcels vs. 30.4 citywide baseline) (#59 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Marshall School)
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: Democracy Alley Residences (0.22 mi E, entitled). 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 (~$10,300/yr at $864,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$858/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:
- 6,534 sq ft (0.15 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03005
- Addresses on lot:
- 2609 1/2 F ST; 2609 F ST
Zoning & Land Use
R-1B-SPD — Single-Unit or Duplex 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-1B (two-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotCan't tell
Zoned R-1B (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling Zone.
- SB 9: split into two lotsCan't tell
Zoned R-1B (two-family residential): we can't tell whether it counts as a single-family zone for SB 9. Single-Unit or Duplex Dwelling 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: reduced flood risk due to levee (all of the lot) · FIRM panel 06067C0180J, effective June 16, 2015
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $760,000 – $968,000 · Status: Off market
HUD Small Area FMR (ZIP 95816) · FY 2026
Studio $2,120 · 1BR $2,220 · 2BR $2,730 · 3BR $3,630 · 4BR $4,190
Developments Deserving Closer Investigation & Active Area Builders
- Democracy Alley Residences (Entitled)0.22 mi E
In "Entitled" for 2.4 yr (since Jun 20, 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 (10 housing units across 0 permits).
- 23rd & F Street - Mixed Use Apartments (In review)0.29 mi W
In "In review" for 2.7 yr (since Mar 6, 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 (33 housing units, $2,961,763 declared valuation across 1 permit).
- Equipment Building, fiber-optic (Issued)0.29 mi N
Active in "Issued" for 21 mo (first record Feb 7, 2025) with no new permit activity recorded in 13 mo. current_status changed to "Expired Permit" in snapshot Nov 1, 2026.
- 2415 K Street Duplexes (Entitled)0.44 mi SW
In "Entitled" for 17 mo (since Jun 6, 2025), exceeding the 210d median and 365d 75th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (20 housing units across 0 permits).
Entity-resolved builders & contractors in ½ mile: River City Window And Door (2 on parcel, 7 in ½ mi · Remodel / interior alteration); Premier Pools (2 on parcel, 5 in ½ mi · Pool / spa); Doug Milan Electric (2 on parcel, 2 in ½ mi · Electrical / panel); Harden Family Construction (1 on parcel, 1 in ½ mi · Addition (adds square footage)); Delta Breeze Air Conditioning And Heating (1 on parcel, 1 in ½ mi · HVAC / heat pump).
Permit & Project History on This Parcel (12 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2519331 | HVAC / heat pump | Finaled | Iss. Sep 13, 2025 | $9,000 | No Duct Work Permitted. Change-out Split System to Split System (all-electric heat pump). The existing unit shall be rem… |
| RES-2118124 | Windows / doors / siding | Finaled | Iss. Aug 19, 2021 | $4,880 | Non-structural window change out of (2) windows in same sizes and locations. Carbon monoxide & Smoke alarms required. R… |
| RES-2108430 | Windows / doors / siding | Finaled | Iss. Apr 21, 2021 | $8,707 | Remove 4 steel windows and replace with 4 composite windows 101 casement replaced with gliding window grille pattern upd… |
| RES-1902949 | HVAC / heat pump | Finaled | Iss. Feb 19, 2019 | $6,000 | HSG Case 19-002813 - Replacing existing Wall Furnace w/ Mini Split. Carbon monoxide & Smoke alarms required. Reference … |