Sacramento 95816 · Marshall School · APN 003-0202-001-0000 · City of Sacramento
Since October 2024 within ½ mile: 51 homes completed, 115 permitted, 60 proposed or in review (9 of them deed-restricted affordable); 4 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.
811 permits within ½ mile since October 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.
$902,000
Benchmark range: $794,000 – $1,010,000
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: permits located by parcel, ½ mile radius · Source updated Oct 1, 2026 · Retrieved Oct 22, 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 Oct 22, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Oct 26, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Oct 26, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Oct 26, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Oct 26, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Oct 26, 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 3.1 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
In "Entitled" for 2.3 yr (since Jul 9, 2024), with no new permit record in 2.3 yr. · 2 units
Latest published Zillow Home Value Index (ZHVI) update
Changed from $693,177 in September 2025 to $703,902 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95816 (not a parcel appraisal)
0 Unknown · 2 units · $364,269 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
911 26th St · 2 units · $353,319 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3133 Blues Aly · 1 unit · $300,000 valuation
Records span Mar 2, 2026 to Aug 21, 2026 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2710 D St · 2 units · $315,008 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Other permit issued (COM-2519328)
Marshall School
EPC - Onsite civil improvements. Scope of work includes all onsite civil rough and fine grading, new concrete flatwork, tree removal, and on site common underground wet utilities for for future project of existing building conversion to apartment units and new duplexes. · Declared valuation: $900,000
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
2419 D St · 2 units · $210,689 valuation
Records span Dec 10, 2025 to Jun 4, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3004 C St · $6,125 valuation
Records span Apr 9, 2026 to Apr 10, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
315 30th St · $5,650 valuation
Records span Apr 8, 2026 to Apr 9, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
301 30th St · $7,100 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
311 30th St · $6,125 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
3129 Blues Aly · 1 unit · $60,000 valuation
Records span Jan 8, 2026 to Feb 23, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
915 24th St · 2 units · $152,367 valuation
Records span Aug 23, 2022 to Feb 17, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2624 F St · 1 unit · $200,000 valuation
Records span Sep 19, 2025 to Jan 12, 2026 (3 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2211 F St · 33 units · $2,961,763 valuation
Records span Mar 6, 2024 to Dec 26, 2025 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project 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 →Active in "Entitled" for 2.4 yr (first record Jun 20, 2024) with no new permit activity recorded in 2.4 yr. High-impact scale (10 housing units across 0 permits).
High-impact scale (36 housing units, $39,600 declared valuation across 3 permits).
Active in "Entitled" for 17 mo (first record Jun 6, 2025) with no new permit activity recorded in 17 mo. High-impact scale (20 housing units across 0 permits).
Active in "Entitled" for 3.1 yr (first record Oct 6, 2023) with no new permit activity recorded in 3.1 yr. High-impact scale (24 housing units across 0 permits).
Active in "Issued" for 7.8 yr (first record Jan 14, 2019) with no new permit activity recorded in 3.7 yr. High-impact scale (5 housing units, $850,000 declared valuation across 2 permits).
Active in "In review" for 2.6 yr (first record Mar 6, 2024) with no new permit activity recorded in 10 mo. High-impact scale (33 housing units, $2,961,763 declared valuation across 1 permit).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 541 parcels
−26.7% YoY
City baseline: 30.6 / 1k
26 in trailing 24m
Includes 4 ADUs
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 ($9,000/yr) + local voter-approved bond debt ($1,260/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$41,991/yr
Cash needed: $198,000
NOI: $12,620/yr
P&I: $4,551/mo
For $0/mo net cash flow
At $2,725/mo 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 | −$3,812/mo | -23.1% | $7,829/mo | −$3,790/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,725/mo | −$3,499/mo | -21.2% | $7,246/mo | −$3,322/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 | −$3,319/mo | -20.1% | $7,078/mo | −$2,966/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 ↗
Finaled / completed36 unitsMar 20, 2025 – Dec 4, 2025
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
Marshall School
EPC - Onsite civil improvements. Scope of work includes all onsite civil rough and fine grading, new concrete flatwork, tree removal, and on site common underground wet utilities for for future project of existing building conversion to apartment units and new duplexes.
Marshall School
EPC - Plan Number: null Option Package Base Model, Elevation A, Duplex, 2 Story, R-3 Residential, 1-2 family, 449 1st Floor habitable Sq. Ft., 1115 2nd Floor habitable Sq. Ft., 0 3rd Floor habitable Sq. Ft., 571 Garage Sq. Ft., 74 Sq. Ft. Roof Cover, Duplex Elevation A Option Package Package 01, Elevation B, Duplex, 2 Story, R-3 Residential, 1-2 family, 454 1st Floor habitable Sq. Ft., 1133 2nd Floor habitable Sq. Ft., 0 3rd Floor habitable Sq. Ft., 572 Garage Sq. Ft., 74 Sq. Ft. Roof Cover, Duplex Elevation B Solar Package 01, 3.6 KW.
Wrecking Permit - Marshall School
Full demolition of existing Marshall Annex Building onsite. 4,250 SF.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel (APN) · Source updated Oct 1, 2026 · Retrieved Oct 22, 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.
| Report year | Project / record | Type | Entitled | Permitted | Completed | Deed-restricted |
|---|---|---|---|---|---|---|
| 2025 | Marshall School Adaptive Reuse(PB24-017A) | 5+ · Renter | 36 (Mar 20, 2025) | — | — | — |
| 2025 | Marshall School Adaptive Reuse(PB24-017B) | 2 to 4 · Renter | 24 (Mar 20, 2025) | — | — | — |
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Oct 26, 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 Oct 10, 2026 · Retrieved Oct 22, 2026
1.18 acres
Assessor's classification for assessment purposes. This is not zoning.
2718 G ST
Source: Sacramento County GIS, Parcels · Geography: parcel · Source updated Oct 25, 2026 · Retrieved Oct 25, 2026
Assessed values and limited building characteristics (Sacramento County Assessor)
Current roll value. This is assessed value, not market value.
Search by parcel number 003-0202-001-0000. 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.