Sacramento 95816 · Marshall School · APN 003-0196-014-0000 · City of Sacramento
Zoned R-3A-SPD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $791,000 ($696,000–$886,000).
Zone R-3A-SPD allows residential use qualifying for ministerial ADU review under state law (11 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
Public building records show issued construction/renovation work on this parcel (6 total permits, latest May 16, 2024).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$791,000
Benchmark range: $696,000 – $886,000
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)
HVAC / heat pump (RES-2204969): Issued after 1 mo — slower than 90% of hvac / heat pump permits in City of Sacramento (median 0d, 90th pct 2d, n=19,324).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: Democracy Alley Residences (0.33 mi NE, entitled). 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 (~$789/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: 51 homes completed, 114 permitted, 59 proposed or in review (9 of them deed-restricted affordable); 6 demolitions; 1 commercial or mixed-use project.
29 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.
840 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-3A as multifamily 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.
Permit issued and active for 7.8 yr (first record Jan 14, 2019), with no completion or new permit record in 3.7 yr. · 5 units · $850,000 declared valuation
In "Entitled" for 3.9 yr (since Jan 5, 2023), with no new permit record in 3.5 yr. · 40 units · $11,357,445 declared valuation
In "Entitled" for 3.1 yr (since Oct 6, 2023), with no new permit record in 3.1 yr. · 24 units
In "Entitled" for 2.9 yr (since Dec 1, 2023), with no new permit record in 2.9 yr. · 1 unit
In "Entitled" for 2.6 yr (since Apr 5, 2024), with no new permit record in 2.6 yr. · 1 unit · $99,402 declared valuation
In "Entitled" for 2.4 yr (since Jun 20, 2024), with no new permit record in 2.4 yr. · 10 units
Nearby permit (00301510290000): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (00301510300000): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (00301510280000): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (00301510050000): No longer present in latest agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record COM-2502677 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (2700 J St): Status changed from Plan Check Wait to Plan Check Target
Record COM-2607346 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (2314 C St): Status changed from Issued to Finaled
Record RES-2621086 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (2314 C St): Status changed from Issued to Finaled
Record RES-2620060 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (2800 L St): Status changed from Issued to Finaled
Record COM-2608776 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby sign (3001 I St): Status changed from Issued to Expired Permit
Record SIG-2605986 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby fire alarm / sprinkler (1020 29th St): Status changed from Issued to Finaled
Record COM-2619450 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby sign (2600 Capitol Ave 300): First appeared in published agency feed
Record SIG-2621637 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (2500 K St): Status changed from Plan Check Target to Plan Check Wait
Record COM-2610269 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (401 28th St): Status changed from Issued to Finaled
Record RES-2621233 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby sign (2101 K St): First appeared in published agency feed
Record SIG-2623649 · 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 "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).
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).
In "Entitled" for 3.1 yr (since Oct 6, 2023), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (24 housing units across 0 permits).
In "Entitled" for 3.9 yr (since Jan 5, 2023), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (40 housing units, $11,357,445 declared valuation across 2 permits).
Issued after 1 mo — slower than 90% of hvac / heat pump permits in City of Sacramento (median 0d, 90th pct 2d, n=19,324).
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).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 541 parcels
−37.5% YoY
City baseline: 30.4 / 1k
26 in trailing 24m
Includes 4 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Lee And Contractors | Remodel / interior alteration | 1 on parcel1 in ½ mi | $50,460 | 5 vs 2 prior |
| Affordable Trenchless And Plumbing | Plumbing / water heater / sewer | 1 on parcel1 in ½ mi | $5,000 | 0 vs 0 prior |
| Wfc Builders Recent nearby: 2815 J St (Aug 19, 2026) | Commercial tenant improvement | 20 in ½ mi |
| 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 95816
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 ($7,900/yr) + local voter-approved bond debt ($1,106/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.
−$34,062/yr
Cash needed: $173,800
NOI: $13,874/yr
P&I: $3,995/mo
For $0/mo net cash flow
At $2,725/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 | $2,507/mo | −$3,152/mo | -21.8% | $6,906/mo | −$3,120/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,725/mo | −$2,839/mo | -19.6% | $6,392/mo | −$2,653/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,889/mo | −$2,658/mo | -18.4% | $6,244/mo | −$2,297/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 ↗
2631 H Street res bathroom remodel permit minor no plans
Bathroom Remodel Permit: Primary Bath remodel - Remodel existing bathroom on 2nd floor. Replace vanity & fixtures with new. Re-do shower with new tile walls & floor. Replace bathroom flooring. Replace lighting in bathroom. Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994, are exempt)Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314..
HSG 22-006910: COMPLETE WORK OFF OF EXPIRED PERMIT RES-2204969
HSG CASE # 22-006910 COMPLETE WORK OFF OF EXPIRED PERMIT RES-2204969. --LOWER BASEMENT FLOOR TO CREATE 1077 SQ FT FINISHED BASEMENT AREA, 756 SQFT HAS PREVIOUSLY FINISHED BASEMENT HABITABLE AREA PER ACCESSOR ROLL VALUE, 321 SF NEW BASEMENT HABITABLE SPACE, 2ND FLOOR CREATE 314 SQ FT OF UTILITY SPACE. WINDOW CHANGEOUTS-LIKE FOR LIKE. CARBON MONOXIDE & SMOKE ALARMS REQUIRED. REFERENCE CRC SECTIONS R315 & R314. WATER CONSERVING FIXTURES ARE REQUIRED TO BE INSTALLED THROUGHOUT THIS RESIDENCE PER SB 407 (NOTE: RESIDENCES BUILT AFTER JANUARY 1, 1994 ARE EXEMPT).
2631 H ST - PLUMBING
HSG CASE #22-006910 INSTALLATION OF APPROX 110FT OF NEW WATER SERVICE FROM METER TO HOUSE USING TRENCHLESS PIPE REPLACEMENT. QUAD FEES DO NOT APPLY. If work is required within City Right of Way, the Applicant must apply for a construction encroachment permit and pay appropriate fees.
22-006910 house remodel / addition
EPC - 22-006910 --lower basement floor to create 1077 sq ft finished basement area, 756 sqft has previously finished basement habitable area per accessor roll value, 321 SF new basement habitable space, 2nd floor create 314 sq ft of utility space. Window changeouts-like for like, • REPLACE EXISING FURN AND AC WITH NEW HEAT PUMP • PROVIDE NEW HEAT PUMP AT BASEMENT • REPLACE GAS WATER HEATER WITH TANKLESS GAS WATER HEATER • REPLACE EXISTING DUCTWORK IN BASEMENT. • REPLACE SUBSTANDARD WIRING (KNOB & TUBE) IN EXISTING HOUSE • REPLACE EXISTING WATERLINES IN HOUSE PREVIOUS ISSUED PERMITS RES-2204106 1) INSTALLATION OF 1-MINI SPLIT 36000/40000 BTU AC/HEAT PUMP SYSTEM WITH DUCT WORK AND LINE SETS FOR MAIN HOUSE 2) INSTALLATION OF 1-MINI SPLIT 21600/25000 BTU AC/HEAT PUMP DUCTLESS SYSTEM WITH LINE SETS FOR 2 CIELING CASSETES FOR BASEMENT. 3) ALL ELECTRICAL REQUIRED FOR THE TWO MINI SPLIT SYTEMS HERS Report required at final inspection. RES-2203391 APPROVE A PERMIT TO BE ISSUED FOR THE INSTALLATION OF THE TANKLESS WATER HEATER. SCOPE OF WORK WILL NEED TO INCLUDE THE FOLLOWING: 1) INSTALLATION OF NEW GAS LINE. GAS LINE WILL NEED TO BE PUT ON TEST, INSPECTED AND APPROVED PRIOR TO CONNECTION TO GAS SUPPLY. 2) INSTALLATION OF ELECTRICAL OUTLET FOR WATER HEATER. 3) INSTALLATION OF HOT AND COLD WATER LINES 4) INSTALLATION OF OUT DOOR TANKLESS WATER HEATER Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. “Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt).”
HSG #22-006910 HVAC Mini-Split systems
1) INSTALLATION OF 1-MINI SPLIT 36000/40000 BTU AC/HEAT PUMP SYSTEM WITH DUCT WORK AND LINE SETS FOR MAIN HOUSE 2) INSTALLATION OF 1-MINI SPLIT 21600/25000 BTU AC/HEAT PUMP DUCTLESS SYSTEM WITH LINE SETS FOR 2 CIELING CASSETES FOR BASEMENT. 3) ALL ELECTRICAL REQUIRED FOR THE TWO MINI SPLIT SYTEMS HERS Report required at final inspection.
HSG #22-006910 Tankless Water Heater
APPROVE A PERMIT TO BE ISSUED FOR THE INSTALLATION OF THE TANKLESS WATER HEATER. SCOPE OF WORK WILL NEED TO INCLUDE THE FOLLOWING: 1) INSTALLATION OF NEW GAS LINE. GAS LINE WILL NEED TO BE PUT ON TEST, INSPECTED AND APPROVED PRIOR TO CONNECTION TO GAS SUPPLY. 2) INSTALLATION OF ELECTRICAL OUTLET FOR WATER HEATER. 3) INSTALLATION OF HOT AND COLD WATER LINES 4) INSTALLATION OF OUT DOOR TANKLESS WATER HEATER VALUATION- $4000 ISSUE AS A HDB PERMIT NO QUAD FEES ADVISED PO THAT THS PERMIT DOES NOT COVER ANY OTHER WORK TO BE PERFORMED. ANY ADDITIONAL WORK DONE OUTSIDE THIS SCOPE WILL RESULT IN A NOTICE AND ORDER AND REMOVAL OF WORK DONE OUTSIDE OF SCOPE
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
0.07 acres
Assessor's classification for assessment purposes. This is not zoning.
2631 H ST
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 003-0196-014-0000. 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.
| $3,575,208 |
| 23 vs 9 prior+156% |
| Mack Construction Recent nearby: 619 27th St (May 28, 2025) | Addition (adds square footage) | 9 in ½ mi | $656,850 | 2 vs 8 prior−75% |
| Mills Builders Recent nearby: 2517 E St (May 30, 2024) | Addition (adds square footage) | 8 in ½ mi | $1,902,000 | 14 vs 7 prior |
| West Fork Construction Recent nearby: 2805 J St (Jan 8, 2018) | Commercial tenant improvement | 8 in ½ mi | $1,590,841 | 0 vs 0 prior |
| Icon General Contractors Merged: ICON GENERAL CONTRACTORS INC · ICON GENERAL CONTRACTORS LLC Recent nearby: 1020 29th St (Feb 11, 2026) | Commercial tenant improvement | 8 in ½ mi | $690,994 | 39 vs 62 prior−37% |
| The Boldt Recent nearby: 3161 L St (Aug 27, 2026) | Commercial tenant improvement | 7 in ½ mi | $8,285,969 | 2 vs 2 prior |
| Veritas Design Build Recent nearby: 2224 I St (Jul 16, 2021) | New single-family home | 7 in ½ mi | $920,090 | 0 vs 0 prior |
| Green Source Construction Recent nearby: 2631 G St (May 5, 2023) | Commercial tenant improvement | 7 in ½ mi | $550,688 | 0 vs 3 prior |
| 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 improvement | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| HVAC / heat pumpOn this parcel | 19,324 | 0d | 0d | 0d | 2d | 0d |
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.