2601 J St
Sacramento 95816 · Marshall School · City of Sacramento · Coordinates: 38.57478, -121.47143
Executive Verdict · Public-Records Synthesis
Zoned C-2-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $895,000 ($788,000–$1,002,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$9,504 contributory est.)
Public building records show issued construction/renovation work on this parcel (16 total permits, latest May 18, 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
General repair (COM-1700698): Issued after 20 mo (44.2× the 14d median) — slower than 90% of general repair permits in City of Sacramento (median 14d, 90th pct 65d, n=1,579).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Hattie's House (0.31 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 (~$10,653/yr at $895,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$888/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 · Small Retail · Multi-Tenant
- Tax rate area:
- 03005
- Addresses on lot:
- 2601 J ST; 2605 J ST; 2609 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: $788,000 – $1,002,000 · 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)0.31 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)0.39 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)0.43 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).
- Democracy Alley Residences (Entitled)0.49 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).
Entity-resolved builders & contractors in ½ mile: Integrity Pacific Builders (5 on parcel, 6 in ½ mi · General repair); Ns1 Roofing (2 on parcel, 2 in ½ mi · Roof replacement); Apex Global Construction (1 on parcel, 1 in ½ mi · Commercial tenant improvement); Non Stop Electric (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Capitol Neon (1 on parcel, 1 in ½ mi · Sign).
Permit & Project History on This Parcel (16 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| SIG-2608240 | Sign | Issued | Iss. May 18, 2026 | $15,000 | EPC - Fabricate and Install 2 reverse halo signs to say "Matari Coffee Co." |
| COM-2605189 | EV charger | Expired Application | App. Mar 16, 2026 | $250,000 | EPC - · INSTALL PAD MOUNTED UTILITY TRANSFORMER (SIZED BY UTILITY) · INSTALL (1) 600A EV-LITE · INSTALL (1) TESLA V3.5… |
| COM-2522927 | Commercial tenant improvement | Issued | Iss. Feb 26, 2026 | $225,000 | EPC - INTERIOR REMODEL TO INCLUDE NEW WALLS, EQUIPMENT, CASEWORK, WITH MECHANICAL | ELECTRICAL MODIFICATIONS FOR NEW CAF… |
| COM-2524566 | Roof replacement | Issued | Iss. Nov 24, 2025 | $61,500 | 2609 J ST - REROOF, CHANGE FROM CAP SHEET ROOF TO NEW TPO ROOF. The 2022 California Energy Code requires minimum insula… |