2831 H St
Sacramento 95816 · Marshall School · City of Sacramento · Coordinates: 38.57608, -121.46714
Executive Verdict · Public-Records Synthesis
Zoned C-2-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $885,000 ($779,000–$991,000).
Upsides & Opportunities
- ✓ 3 documented municipal building permits on file
On-parcel permit history is indexed through Dec 11, 2025, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
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
Electrical / panel (COM-2521645): Issued after 2 mo — slower than 90% of electrical / panel permits in City of Sacramento (median 0d, 90th pct 5d, n=11,023).
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 (0.3 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 (~$10,539/yr at $885,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$878/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:
- 19,200 sq ft (0.44 ac)
- Assessor use:
- Retail / Commercial · Vehicle Oriented · Service Station
- Tax rate area:
- 03005
- Addresses on lot:
- 2831 H ST; 730 29TH ST
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: $779,000 – $991,000 · 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)0.3 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).
- Hattie's House (Entitled)0.42 mi SW
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).
- Accessory dwelling unit at 1301 32nd St (In review)0.5 mi S
In "In review" for 12 mo (since Nov 13, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). project_name changed to "GARAGE CONVERSION TO ADU" in snapshot Nov 1, 2026.
- Electrical / panel (COM-2521645) (Finaled)On this parcel
Issued after 2 mo — slower than 90% of electrical / panel permits in City of Sacramento (median 0d, 90th pct 5d, n=11,023).
Entity-resolved builders & contractors in ½ mile: Town And Country Contractors (1 on parcel, 1 in ½ mi · Electrical / panel); Sierra Valley Roofing And Construction (1 on parcel, 1 in ½ mi · Roof replacement); Pacific Neon (1 on parcel, 1 in ½ mi · Sign); Wfc Builders (21 in ½ mi · Commercial tenant improvement); West Fork Construction (11 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (3 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2521645 | Electrical / panel | Finaled | Iss. Dec 11, 2025 | $45,000 | EPC - The scope of work includes above-ground and electrical work only: installing (3) new 2" vent risers, installing (3… |
| SIG-2406749 | Sign | Finaled | Iss. Jun 11, 2024 | $9,332 | INSTALL ONE ILLUMINATED SIGN AND REFACE EXISTING WALL SIGN. |
| COM-2216894 | Roof replacement | Expired Permit | Iss. Aug 15, 2022 | $25,000 | E-Permit: Tear Off - Yes, Resheet - Yes, 1 layer(s), 24 squares of 30yr Laminated Dimensional Composition. CRRC: 0668-01… |