2830 Historic Aly
Sacramento 95816 · Marshall School · City of Sacramento · Coordinates: 38.57508, -121.46743
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
- ✓ 5 documented municipal building permits on file
On-parcel permit history is indexed through Jul 9, 2024, 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-2104992): 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:
- 2830 HISTORIC ALY; 2830 HISTORIC ALY APT 101 APT 101; 2830 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 S
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-2104992) (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 (1 on parcel, 2 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 (5 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2414898 | Plan revision / deferred submittal | Complete | App. Jul 9, 2024 | — | EPC - NEW FIRE ALARM SYSTEM FOR BLDG A - DEFERRED FROM COM-2104992. (2019 CODE CYCLE) |
| COM-2413294 | Plan revision / deferred submittal | Complete | App. Jun 17, 2024 | — | EPC - REVISION TO COM-2104992 - Change from gas/electric service to all-electric service |
| COM-2408949 | Plan revision / deferred submittal | Complete | App. Apr 25, 2024 | — | EPC - Revision to COM-2104992 Update to On-Site Improvement Plan to show locations of utilities. |
| COM-2408214 | Plan revision / deferred submittal | Complete | App. Apr 16, 2024 |