Sacramento 95816 · Marshall School · APN 007-0036-005-0000 · City of Sacramento
Since October 2024 within ½ mile: 49 homes completed, 112 permitted, 67 proposed or in review (9 of them deed-restricted affordable); 2 demolitions.
26 projects with a record in this window, grouped by us from permits and State housing reports. Units are as proposed on each project's latest record and counted at its current stage.
920 permits within ½ mile since October 2024
The map shows new construction, ADUs, demolitions, additions, and renovations. Routine systems work (roofs, HVAC, water heaters) is counted but not mapped. Unit counts are as stated on permits.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: permits located by parcel, ½ mile radius · Source updated Oct 1, 2026 · Retrieved Oct 22, 2026
Permit counts, by the date issued (or applied, if not yet issued). Lot splits are planning cases, which we don't have.
We read public zoning and hazard maps against state law (ADUs: Gov. Code 66314; SB 9: Gov. Code 65852.21 and 66411.7). Local rules, title, tenancy history and site conditions can change the answer. Check with City of Sacramento's planning department before relying on it.
Sources: City of Sacramento CDD, Zoning (retrieved Oct 22, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Oct 26, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Oct 26, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Oct 26, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Oct 26, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Oct 26, 2026) · Zoning classes: our classification of R-3A as multifamily residential, checked against the zone description on Oct 24, 2026
HUD Small Area Fair Market Rent · ZIP 95816
HUD FY 2026 · 40th-percentile gross rentCensus ACS 5-year median gross rent (all bedroom counts combined):
Area home-value benchmarks (not an appraisal)
ZIP & neighborhood mediansUnder California Proposition 13, the seller's historical assessed value does not carry over to a buyer. On sale, the parcel is reassessed at the purchase price: 1.00% base rate ($7,050/yr) + local voter-approved bond debt ($987/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$27,936/yr
Cash needed: $155,100
NOI: $14,843/yr
P&I: $3,565/mo
For $0/mo net cash flow
At $2,725/mo rent
| Scenario | Assumptions | Year 1 Rent | Year 1 Cash Flow | Cash-on-Cash | Break-Even Rent | Year 5 Cash Flow |
|---|---|---|---|---|---|---|
| Conservative | −8% starting rent, +3% vacancy, +3% combined maintenance/CapEx, 1.5%/yr rent growth | $2,507/mo | −$2,641/mo | -20.4% | $6,194/mo | −$2,603/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,725/mo | −$2,328/mo | -18.0% | $5,733/mo | −$2,136/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,889/mo | −$2,148/mo | -16.6% | $5,600/mo | −$1,779/mo |
Rental regulatory context (informational only — not legal advice):
California AB 1482 (Tenant Protection Act, Civ. Code § 1947.12) caps annual rent increases at 5% + local CPI (max 10%) on covered properties. In City of Sacramento: Sacramento Tenant Protection Program (City Code Ch. 5.156) — 5% + CPI (8.6% cap effective July 1, 2026) for covered pre-1995 multifamily units. Official program rules ↗
Applied2 unitsSep 25, 2026 – Sep 25, 2026
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
(N) Duplex, Lot split, Parcel 2
A 3-STORY Two Family Structure. SINGLE-FAMILY DWELLING UNIT WITH AN ADU LOCATED ON THE GROUND FLOOR with 1 Bedroom and one Bathroom. UPPER UNIT CONSIST OF 2 BEDROOM 2 BATH. (1) CAR GARAGE THAT SERVES UPPER UNIT. EXTERIOR DECK LOCATED ON THE 3RD. Total combined conditioned area of 2,025 sq. ft. Lot Split. This submittal is for Parcel 2, the Center of 3 new parcels in FPM26-0032 under APN 007-0036-002, and includes APN: 007-0036-005. Existing Structures to be completely removed will require a separate Wrecking Permit be issued before any removal work can start.
(N) Duplex, Lot split, Parcel 1
A 3-STORY Two Family Structure. SINGLE-FAMILY DWELLING UNIT WITH AN ADU LOCATED ON THE GROUND FLOOR. UPPER UNIT CONSIST OF 2 BEDROOM 2 BATH. (1) CAR GARAGE THAT SERVES UPPER UNIT. EXTERIOR DECK LOCATED ON THE 3RD. Total combined conditioned area of 1,560 sq. ft. Lot Split, This submittal is for Parcel 1, the West side of 3 new parcels in FPM26-0032 under APN 007-0036-002, and includes APN: 007-0036-005. Existing Structures to be completely removed will require a separate Wrecking Permit be issued before any removal work can start. - PLNG-INSP
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel (APN) · Source updated Oct 1, 2026 · Retrieved Oct 22, 2026 · Applied and issued dates come from the city's Applied and Issued permit datasets. The city publishes current status without a date, so status changes are dated by the window between our snapshots.
No housing activity reported to the State for this parcel (2018–2025 reports).
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Oct 26, 2026 · From City of Sacramento's Housing Element Annual Progress Reports. A project can appear in several report years as it moves from entitlement to permit to completion.
Source: City of Sacramento CDD, Zoning · Geography: zoning district polygon at parcel point · Source updated Oct 10, 2026 · Retrieved Oct 22, 2026
0.08 acres
Assessor's classification for assessment purposes. This is not zoning.
2609 IMPROV ALY; 2609 IMPROV ALY UNIT 1 UNIT 1; 2609 IMPROV ALY UNIT 2 UNIT 2
Source: Sacramento County GIS, Parcels · Geography: parcel · Source updated Oct 25, 2026 · Retrieved Oct 25, 2026
Assessed values and limited building characteristics (Sacramento County Assessor)
Current roll value. This is assessed value, not market value.
Search by parcel number 007-0036-005-0000. Shows direct levies and special assessments.
Search the city's permit system by address or record number
The official flood hazard map for this location. Our reading of it is under What could be built here.
This site does not show owner names.