2501 J St
Sacramento 95816 · Marshall School · City of Sacramento · Coordinates: 38.57510, -121.47263
Executive Verdict · Public-Records Synthesis
Zoned C-2-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $962,000 ($847,000–$1,077,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$60,078 contributory est.)
Public building records show issued construction/renovation work on this parcel (11 total permits, latest Aug 25, 2025).
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
HVAC / heat pump (COM-2512002): Issued after 2 mo — slower than 90% of hvac / heat pump permits in City of Sacramento (median 0d, 90th pct 2d, n=19,324).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: 2101 J Mixed Use (0.32 mi W, 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 (~$11,417/yr at $962,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$951/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:
- 32,000 sq ft (0.73 ac)
- Assessor use:
- Residential · High Rise Apartment
- Tax rate area:
- 03005
- Addresses on lot:
- 2501 J ST; 2515 J ST; 2515 J ST APT 201 APT 201
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: $847,000 – $1,077,000 · 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
- 2101 J Mixed Use (Entitled)0.32 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).
- Hattie's House (Entitled)0.35 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).
- 23rd & F Street - Mixed Use Apartments (In review)0.38 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)0.12 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: All 1 Mechanical (2 on parcel, 2 in ½ mi · HVAC / heat pump); Mastec Network Solutions (2 on parcel, 2 in ½ mi · Remodel / interior alteration); Broken Arrow Communications (2 on parcel, 2 in ½ mi · Remodel / interior alteration); Electric Tech Construction (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Vinculums Services (1 on parcel, 1 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (11 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2512002 | HVAC / heat pump | Finaled | Iss. Aug 25, 2025 | $150,000 | EPC - HVAC c/o like for like chiller 80 ton |
| COM-2509981 | HVAC / heat pump | Void | App. May 15, 2025 | $150,000 | HVAC Permit: HVAC change out. Like for Like. Chiller. 80 tons. The existing unit shall be removed. The new unit shall … |
| COM-2209154 | Solar / battery storage | Finaled | Iss. Aug 9, 2023 | $50,000 | EPC - MODIFICATION OF EXISTING AT&T TELECOMMUNICATION SITE. REMOVE: 5 antennas. INSTALL: 4 ANTENNAS, 1 Diplexer, 3 parap… |
| COM-2225961 | Remodel / interior alteration | Finaled | Iss. Dec 29, 2022 | $3,500 | EPC - Raise the (E) (E) Alpha Sector Antennas |
| COM-2118042 | Plumbing / water heater / sewer |