2800 G St
Sacramento 95816 · Marshall School · City of Sacramento · Coordinates: 38.57687, -121.46769
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 $924,000 ($813,000–$1,035,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-3A-SPD allows residential use qualifying for ministerial ADU review under state law (8 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$155,250 contributory est.)
Public building records show issued construction/renovation work on this parcel (13 total permits, latest Mar 16, 2026).
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
Mixed Use Remodel/Conversion: Active in "Issued" for 8.4 yr (first record Jun 22, 2018) with no new permit activity recorded in 7.6 yr.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Democracy Alley Residences (0.25 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)
- ! Year 1 Prop 13 tax reset (~$10,984/yr at $924,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$915/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:
- 3,200 sq ft (0.07 ac)
- Assessor use:
- Retail / Commercial · Small Retail · Multi-Tenant
- Tax rate area:
- 03005
- Addresses on lot:
- 2800 G ST; 705 28TH ST; 707 28TH 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: $813,000 – $1,035,000 · 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)0.25 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).
- 23rd & F Street - Mixed Use Apartments (In review)0.45 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).
- 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).
- Mixed Use Remodel/Conversion (Issued)On this parcel
Active in "Issued" for 8.4 yr (first record Jun 22, 2018) with no new permit activity recorded in 7.6 yr.
Entity-resolved builders & contractors in ½ mile: Green Source Construction (1 on parcel, 8 in ½ mi · Commercial tenant improvement); Greenberg Clark (2 on parcel, 2 in ½ mi · Plumbing / water heater / sewer); Skyline Design Build (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Sentinel Fire Equipment (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler); Wfc Builders (21 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (13 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2605142 | Remodel / interior alteration | Expired Application | App. Mar 16, 2026 | $3,000 | EPC - The SOW includes the "As-Built" location of light fixtures as shown on the attached revised E3.1 Electrical Plan.… |
| COM-2526677 | Fire alarm / sprinkler | Finaled | Iss. Jan 6, 2026 | $2,500 | EPC - New fire suppression system for existing hood. (hood installed under issued permit COM-2402282) |
| SIG-2518645 | Sign | Expired Permit | Iss. Sep 16, 2025 | $2,000 | EPC - Logo and wording on canvas awning. |
| COM-2508460 | Commercial tenant improvement | Finaled | Iss. May 22, 2025 |