2525 J St
Sacramento 95816 · Marshall School · City of Sacramento · Coordinates: 38.57498, -121.47220
Executive Verdict · Public-Records Synthesis
Zoned C-2-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $763,000 ($671,000–$855,000).
Upsides & Opportunities
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Dec 14, 2023, 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Hattie's House (0.33 mi S, 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 (~$9,148/yr at $763,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$762/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:
- 2,894 sq ft (0.07 ac)
- Assessor use:
- Retail / Commercial · Small Retail · Multi-Tenant
- Tax rate area:
- 03005
- Addresses on lot:
- 2525 1/2 J ST; 2525 J ST
Zoning & Land Use
C-2-SPD — General Commercial Zone (C)
2040 General Plan: Residential Mixed Use (FAR up to 6)
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: $671,000 – $855,000 · 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
- Hattie's House (Entitled)0.33 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).
- 2101 J Mixed Use (Entitled)0.34 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).
- 23rd & F Street - Mixed Use Apartments (In review)0.4 mi N
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).
- 2415 K Street Duplexes (Entitled)0.14 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: Air Control Services (1 on parcel, 1 in ½ mi · HVAC / heat pump); Wfc Builders (18 in ½ mi · Commercial tenant improvement); Jeff Gunnell Construction (15 in ½ mi · Commercial tenant improvement); West Fork Construction (12 in ½ mi · Commercial tenant improvement); Icon General Contractors (11 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2326556 | Plumbing / water heater / sewer | Expired Permit | Iss. Dec 14, 2023 | $15,934 | E-Permit: Water Service replacement or repair, 130 L.F. Water Re-pipe, 130 L.F. |
| COM-1603006 | HVAC / heat pump | Expired Permit | Iss. Feb 29, 2016 | $9,000 | CHANGE OUT ROOFTOP PACKAGE HVAC UNIT (LIKE FOR LIKE). |