2831 G St
Sacramento 95816 · Marshall School · City of Sacramento · Coordinates: 38.57710, -121.46662
Executive Verdict · Public-Records Synthesis
Zoned C-2-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $969,000 ($853,000–$1,085,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$128,400 contributory est.)
Public building records show issued construction/renovation work on this parcel (10 total permits, latest Dec 8, 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)
- ! Delayed or open permit activity on this parcel
Addition (adds square footage) (COM-2011227): Issued after 3 mo (2.1× the 42d median) — above the 75th percentile for addition (adds square footage) permits in City of Sacramento (median 42d, 75th pct 83d, n=1,948).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Democracy Alley Residences (0.22 mi N, 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 (~$11,497/yr at $969,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$958/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:
- 9,600 sq ft (0.22 ac)
- Assessor use:
- Office · Office (General) · Two Story
- Tax rate area:
- 03005
- Addresses on lot:
- 2831 G ST; 2831 G ST STE 100 STE 100; 2831 G ST STE 200 STE 200
Zoning & Land Use
C-2-SPD — General Commercial Zone (C)
2040 General Plan: Residential Mixed Use (FAR up to 4)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUUnlikely
Zoned C-2 (commercial): the zone doesn't allow homes, so state ADU rules don't apply.
- SB 9: two homes on the lotUnlikely
Zoned C-2 (commercial), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned C-2 (commercial), 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: $853,000 – $1,085,000 · 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 N
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)0.49 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).
- Equipment Building, fiber-optic (Issued)0.43 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)0.47 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: Olson Construction (2 on parcel, 5 in ½ mi · Commercial tenant improvement); Trammell Construction (3 on parcel, 3 in ½ mi · Addition (adds square footage)); Energy Saving Pros Construction (2 on parcel, 2 in ½ mi · Plan revision / deferred submittal); D And L Roofing (1 on parcel, 1 in ½ mi · Other); Bronco Heating And Air (1 on parcel, 1 in ½ mi · Roof replacement).
Permit & Project History on This Parcel (10 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2125870 | Plan revision / deferred submittal | Complete | App. Dec 8, 2021 | — | EPC - REVISION TO COM-2121585: pages PV1, PV2, PV3, and PV5. Plans have been changed to reflect two PV mods added to sys… |
| COM-2121585 | Solar / battery storage | Finaled | Iss. Oct 29, 2021 | $62,250 | EPC - 24.85kw Solar PV System, and 0gal Solar WH System (water heater installed null). SEE REVISION COM-2125870: pag… |
| COM-2023604 | Addition (adds square footage) | Complete | App. Dec 22, 2020 | — | EPC - REVISION TO COM-2011227: EXTERIOR FACADE MATERIAL CHANGE FROM METAL FRAMING TO WOOD FRAMING |
| COM-2011227 | Addition (adds square footage) | Finaled | Iss. Sep 25, 2020 | $200,000 | EPC - 72 sq ft addition -- FRAME ROOF PARAPIT NO ADDING ROOF LINE, FRAME NEW BIGGER FRONT OPENING, STUCCO EXTERIOR - P… |