723 26th St
Sacramento 95816 · Marshall School · City of Sacramento · Coordinates: 38.57704, -121.47053
Executive Verdict · Public-Records Synthesis
Zoned R-3A-SPD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $1,028,000 ($905,000–$1,151,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-3A-SPD allows residential use qualifying for ministerial ADU review under state law (13 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$40,482 contributory est.)
Public building records show issued construction/renovation work on this parcel (5 total permits, latest Sep 3, 2021).
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: 23rd & F Street - Mixed Use Apartments (0.32 mi NW, 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 (~$12,169/yr at $1,028,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$1,014/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:
- 3,049 sq ft (0.07 ac)
- Assessor use:
- Residential · Two Family · Duplex
- Tax rate area:
- 03005
- Addresses on lot:
- 723 1/2 26TH ST; 723 26TH ST
Zoning & Land Use
R-3A-SPD — 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-3A (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-3A (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-3A (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: 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: $905,000 – $1,151,000 · 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
Nearby Activity (½ mile radius, since November 2024)
28 active or recent development projects (223 housing units across completed, permitted, and pipeline stages) and 870 total building permits recorded within ½ mile.
- New construction13 permits (152 units)
- Adds housing (ADU)15 permits (24 units)
- Demolition13 permits
- Additions & renovations116 permits
- Building systems614 permits
- Repairs26 permits
- Other73 permits
Developments Deserving Closer Investigation & Active Area Builders
- 23rd & F Street - Mixed Use Apartments (In review)0.32 mi NW
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).
- Democracy Alley Residences (Entitled)0.34 mi NE
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).
- 2101 J Mixed Use (Entitled)0.41 mi W
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).
- Hattie's House (Entitled)0.46 mi S
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).
Entity-resolved builders & contractors in ½ mile: Mack Construction (3 on parcel, 12 in ½ mi · Addition (adds square footage)); Family Comfort Heating And Cooling (1 on parcel, 1 in ½ mi · Roof replacement); Dc Construction (1 on parcel, 1 in ½ mi · Roof replacement); Wfc Builders (17 in ½ mi · Commercial tenant improvement); West Fork Construction (9 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2116492 | Addition (adds square footage) | Finaled | Iss. Sep 3, 2021 | $7,850 | EPC - Remove and replace north side handrail and 4' of guardrail. Remove and replace west top deck guardrail. Remove and… |
| RES-2110542 | Roof replacement | Expired Permit | Iss. May 18, 2021 | $35,740 | Change out (2) HVAC units. (1) to be removed from roof and placed on the ground, and (1) c/o on ground. Change out elect… |
| RES-2107881 | Plumbing / water heater / sewer | Finaled | Iss. Apr 15, 2021 | $16,000 | There must be a Final Planning Inspection (89) required prior to building final. Remove and replace 1x10 horizontal … |
| RES-2020526 | Remodel / interior alteration | Finaled | Iss. Nov 17, 2020 | $49,000 | EPC - FOUNDATION REPAIR / REPLACEMENT: REPAIR INTERIOR FOOTING ON FRONT (33') OF HOUSE; REMOVE (33') OF EXISTING BRICK … |
| RES-1719161 | Roof replacement | Finaled | Iss. Oct 16, 2017 | $15,500 | E-Permit: Tear Off - Yes, Resheet - Yes, 1 layer(s), 20 squares of 30yr Laminated Dimensional Composition. CRRC: 0890000… |