2828 Historic Aly
Sacramento 95816 · Marshall School · City of Sacramento · Coordinates: 38.57505, -121.46761
Executive Verdict · Public-Records Synthesis
Zoned C-2-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $770,000 ($678,000–$862,000).
Upsides & Opportunities
- ✓ 6 documented municipal building permits on file
On-parcel permit history is indexed through Feb 28, 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
New multifamily / condos / mixed-use (COM-2104983): Issued after 2.6 yr (4.5× the 210d median) — slower than 90% of new multifamily / condos / mixed-use permits in City of Sacramento (median 210d, 90th pct 627d, n=199).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Hattie's House (0.35 mi SW, 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 (~$9,228/yr at $770,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$769/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:
- 3,233 sq ft (0.07 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03005
- Addresses on lot:
- 2828 HISTORIC ALY; 2828 HISTORIC ALY APT 101 APT 101; 2828 HISTORIC ALY APT 102 APT 102
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: $678,000 – $862,000 · 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)0.35 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).
- Democracy Alley Residences (Entitled)0.37 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).
- Accessory dwelling unit at 1301 32nd St (In review)0.44 mi SE
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.
- New multifamily / condos / mixed-use (COM-2104983) (Finaled)On this parcel
Issued after 2.6 yr (4.5× the 210d median) — slower than 90% of new multifamily / condos / mixed-use permits in City of Sacramento (median 210d, 90th pct 627d, n=199).
Entity-resolved builders & contractors in ½ mile: Bhandal Construction (2 on parcel, 3 in ½ mi · New multifamily / condos / mixed-use); Bay Alarm (1 on parcel, 1 in ½ mi · Plan revision / deferred submittal); Wfc Builders (21 in ½ mi · Commercial tenant improvement); West Fork Construction (11 in ½ mi · Commercial tenant improvement); Icon General Contractors (9 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (6 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2504119 | Plan revision / deferred submittal | Complete | App. Feb 28, 2025 | — | EPC - Permits being revised are COM-2104983 AND COM-2104992. New Fire Consultant re-created the Fire Sprinkler Plan for… |
| COM-2414721 | Plan revision / deferred submittal | Complete | App. Jul 8, 2024 | $9,389 | EPC - NEW FIRE ALARM SYSTEM FOR BLDG B. - DEFERRED FROM COM-2104983. (2019 CODE CYCLE) |
| COM-2413291 | Plan revision / deferred submittal | Complete | App. Jun 17, 2024 | — | EPC - REVISION TO COM-2104983 - Change the building from gas/electric service to all-electric service. |
| COM-2408939 | Plan revision / deferred submittal | Expired Application |