Sacramento 95816 · Marshall School · APN 007-0044-023-0000 · City of Sacramento
Zoned C-2-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $1,082,000 ($952,000–$1,212,000).
Public building records show issued construction/renovation work on this parcel (31 total permits, latest Aug 19, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
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)
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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$1,082,000
Benchmark range: $952,000 – $1,212,000
Remodel / interior alteration (COM-2124742): Issued after 2 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: Hattie's House (0.26 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)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$1,065/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
Since November 2024 within ½ mile: 47 homes completed, 7 permitted, 40 proposed or in review; 1 demolition.
25 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.
853 permits within ½ mile since November 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 Nov 1, 2026 · Retrieved Nov 3, 2026
Public-records benchmark estimate combining Zillow Home Value Index (Data provided by Zillow), Census ACS 5-year estimates, parcel land-use/lot characteristics, and issued building permits. Not an official appraisal.
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 Nov 11, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Nov 9, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Nov 9, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Nov 9, 2026) · Zoning classes: our classification of C-2 as commercial, checked against the zone description on Oct 24, 2026
Chronological history of building permit applications and issuances, snapshot-dated status changes, State housing entitlements, surrounding development within ½ mile, and area home-value trends.
Permit issued and active for 7.8 yr (first record Jan 14, 2019), with no completion or new permit record in 3.7 yr. · 5 units · $850,000 declared valuation
In "Entitled" for 3.1 yr (since Oct 6, 2023), with no new permit record in 3.1 yr. · 24 units
In "Entitled" for 3 yr (since Dec 1, 2023), with no new permit record in 3 yr. · 1 unit
In "Entitled" for 2.6 yr (since Apr 5, 2024), with no new permit record in 2.6 yr. · 1 unit · $99,402 declared valuation
In "Entitled" for 2.4 yr (since Jun 20, 2024), with no new permit record in 2.4 yr. · 10 units
In "Entitled" for 2.3 yr (since Jul 9, 2024), with no new permit record in 2.3 yr. · 2 units
Nearby permit (00301510290000): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (00301510300000): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (00301510280000): First appeared in published agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby permit (00301510050000): No longer present in latest agency feed
Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (2800 L St): Status changed from Issued to Finaled
Record COM-2608776 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby sign (3001 I St): Status changed from Issued to Expired Permit
Record SIG-2605986 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby fire alarm / sprinkler (1020 29th St): Status changed from Issued to Finaled
Record COM-2619450 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby sign (2600 Capitol Ave 300): First appeared in published agency feed
Record SIG-2621637 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (2500 K St): Status changed from Plan Check Target to Plan Check Wait
Record COM-2610269 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (3421 I St): Status changed from Ready-to-Issue to Issued
Record COM-2617269 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (3421 I St): Issued date changed from (blank) to 2026-10-05
Record COM-2617269 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (401 28th St): Status changed from Issued to Finaled
Record RES-2621233 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby repair tied to a housing/code case (1233 32nd St 1): Status changed from Applied to Issued
Record COM-2620318 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby repair tied to a housing/code case (1233 32nd St 1): Issued date changed from (blank) to 2026-10-01
Record COM-2620318 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (711 28th St): First appeared in published agency feed
Record RES-2622390 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Cross-referenced intelligence from our historical development graph—connecting parcels, permits, entity-resolved builders, empirical review-time distributions, and neighborhood renovation trends.
Explore full City of Sacramento development graph →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).
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).
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.
Issued after 2 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Issued after 4 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Pending in review for 7 yr (62.4× the 41d median) — slower than 90% of plan revision / deferred submittal permits in City of Sacramento (median 41d, 90th pct 190d, n=69).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 541 parcels
−37.5% YoY
City baseline: 30.4 / 1k
26 in trailing 24m
Includes 4 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Wfc Builders | Commercial tenant improvement | 10 on parcel25 in ½ mi | $3,940,265 | 23 vs 9 prior+156% |
| West Fork Construction | Commercial tenant improvement | 7 on parcel13 in ½ mi | $2,156,323 | 0 vs 0 prior |
| Acco Engineered | HVAC / heat pump | 2 on parcel2 in ½ mi | $165,100 |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family home | 3,657 | 28d | 45d | 85d | 184d | 41d(vs 51d prior) |
| New duplex / half-plex | 115 | 82d | 184d | 416d | 575d | 144d(vs 361d prior) |
| New multifamily / condos / mixed-use | 199 | 125d | 210d | 365d | 627d | 199d(vs 289d prior) |
| Accessory dwelling unit (new or conversion) |
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 ($10,800/yr) + local voter-approved bond debt ($1,512/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
Model adding a backyard ADU or garage conversion under California's Prop 13 blended new-construction assessment (existing house & land tax base stays intact; only ADU build cost is assessed) and SB 13 impact-fee rules.
−$54,965/yr
Cash needed: $237,600
NOI: $10,568/yr
P&I: $5,461/mo
For $0/mo net cash flow
At $2,725/mo gross 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 | −$4,894/mo | -24.7% | $9,338/mo | −$4,885/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,725/mo | −$4,580/mo | -23.1% | $8,643/mo | −$4,417/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 | −$4,400/mo | -22.2% | $8,442/mo | −$4,061/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 ↗
AVALON IMAGING
EPC - EXPEDITED - Medical Office Remodel. Framing new walls to meet new floor plan layout. Installation of MRI and X-ray Machines. Rework existing power and re-use existing LED lighting where we can. New Flooring and paint.
EOTC - Interior Demo
EOTC - EXPEDITED - Interior Demo Only. Removal of non-load bearing walls, casework, ceiling tiles and flooring. Safe-off electrical into the nearest J-box in the ceiling. Project S.F. 1,498.
920 29th Street com HVAC permit minor no plans
HVAC Permit: Remove and replace package unit. The existing unit shall be removed. The new unit shall be placed in the same location as the existing unit and shall not exceed the size of the existing unit by more than 25%. CF-1R-ALT-HVAC on file: Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
2821 Jst
Install one set Raceway mounted channel letters "LOGO" "Select PHYSICAL THERAPY" 98 SQ FT
remodel
EPC - INTERIOR DEMO ON NON-STRUCTURAL WALLS, BUILDING 2 NEW PRIVATE EXAM ROOMS
2801 J st
install one (1) illuminated wall sign, install two (2) sets window/door vinyl
2821 J ST - Install Signs (Capsule)
Installation of 1.One(1) Set of Halo lit channel letters and logo for the store front. 2. One(1) set of non-illuminated double sided blade sign
REVISION TO COM-2116891
EPC - REVISION TO COM-2116891: Remove Drinking Fountain from the description of scope of work.
FIRE PUMP
EPC - Fire Pump Changeout with coordinating electrical and fire alarm
REVISION TO COM-2116891
EPC - EXPEDITED (3-3-3-3) REVISION TO COM-2116891: Delta 3 Revisions - Relocation of door between Pharmacy & Sales area. Change swing of door at ADA Ramp. Leave half height wall at Logistics 103.
HVAC C/O
EPC - HVAC Changeout including electrical and Fire Alarm
Commercial Remodel 2805 J STREET STE 240
EPC - 2805 J STREET STE 240 Remodel to include: New partitions, new service sink fixture and drinking fountain, select electrical and mechanical work throughout. Modifications to existing sprinkler layout as required. Signage to be issued under separate Sign Permit. SEE REVISION COM-2205271: Remove Drinking Fountain from the description of scope of work.
Suite # 300 = Interior Demolition
EXPEDITED - Suite 300 - Interior demolition of All NON - LOAD BEARING WALLS, Casework, floooring and ceiling; Electrical to be terminated back to the nearest junction box in ceiling; HVAC ducting to be removed back to plenum
Suite 325 Remodel
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel (APN) · Source updated Nov 1, 2026 · Retrieved Nov 3, 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 Nov 9, 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 Nov 11, 2026 · Retrieved Nov 11, 2026
1.19 acres
Assessor's classification for assessment purposes. This is not zoning.
2801 J ST; 2805 J ST; 2809 J ST
Source: Sacramento County GIS, Parcels · Geography: parcel · Source updated Nov 8, 2026 · Retrieved Nov 8, 2026
Assessed values and limited building characteristics (Sacramento County Assessor)
Current roll value. This is assessed value, not market value.
Search by parcel number 007-0044-023-0000. 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.
| 5 vs 11 prior−55% |
| Pacific Neon | Sign | 1 on parcel1 in ½ mi | $24,100 | 0 vs 0 prior |
| Nor Cal Home Improvements | Commercial tenant improvement | 1 on parcel1 in ½ mi | $16,000 | 0 vs 1 prior |
| Cal Signs | Sign | 1 on parcel1 in ½ mi | $4,400 | 0 vs 0 prior |
| Trinity Construction Services | Sign | 1 on parcel1 in ½ mi | $4,400 | 0 vs 0 prior |
| Sign Of Light | Sign | 1 on parcel1 in ½ mi | $3,500 | 0 vs 0 prior |
| Sjp Signs | Sign | 1 on parcel1 in ½ mi | $3,500 | 0 vs 0 prior |
| Ad Art | Sign | 1 on parcel1 in ½ mi | $1,100 | 0 vs 0 prior |
| 1,693 |
| 57d |
| 97d |
| 172d |
| 284d |
| 97d(vs 103d prior) |
| Addition (adds square footage) | 1,948 | 6d | 42d | 83d | 162d | 49d(vs 43d prior) |
| Remodel / interior alterationOn this parcel | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvementOn this parcel | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| Roof replacementOn this parcel | 19,072 | 0d | 0d | 0d | 2d | 0d |
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Computed from issued permits with recorded application and issuance dates over the trailing 60 months. Categories with fewer than 20 permits are excluded.
EXPEDITED - EPC Submittal - Remodel of Commercial Building - Remodel to a 3440 SF medical office suite. New walls, ceiling, flooring, casework to meet new floor plan layout. New LED lighting to be installed in the entire suite. HVAC & Fire sprinkler to be relocated to meet new layout. Plumbing to be relocated for new ADA Toilet Room & a breakroom sink.
EPC Submittal - Remodel of Commercial Building - Remodel to a 3400 SF medical office suite. New walls, ceiling, flooring, casework to meet new floor plan layout. New LED lighting to be installed in the entire suite. HVAC & Fire sprinkler to be relocated to meet new layout. Plumbing to be relocated for new ADA Toilet Room & a breakroom sink.
Eye Center Optometric Sign Permit 2831 J St
Install (1) Set of Channel letters on raceway
Office Remodel
EXPEDITED - Office remodel to include construction of partitions. Relocating light fixtures, HVAC grilles, outlets, and fire sprinkler.
OSHPD III on J Street - Gas
EPC - Deferred from COM-1719103 & COM-1719530, Plumbing Gas Plan
Accessibility Upgrades
EXPEDITED 10,5,5- EPC Submittal - Remodel of Commercial Building - Removal of accessibility barriers in the public restrooms of the building. Relocation of sinks, toilets & urinals.
Select PT Holdings, suite 230
EXPEDITED - Interior office remodel for Select PT Holdings, suite 230: Demo of interior partitions, replace existing breakroom sink with new cabinet and sink, add cabinet sink inside the exam room. New flooring and paint throughout.
OSHPD III on J Street - Med Gas Room Revision
EPC - Revision to Issued Permit COM-1709103 - installation of 1hr Fire Rated Corridor per UCD State Fire Marshal Request. All plans were updated to reflect this change.
EPC Submittal - Deferred/Revision to Issued Permit COM-1709103 - Addition of 1hr Fire Rated Corridor per UCD State Fire Marshal Request. All the plans were updated to reflect this change.
EPC Submittal - Remodel of Commercial Building - Removal of accessibility barriers in the public restrooms of the building. Relocation of sinks, toilets & urinals to make ADA Compliant.
A+ DENTAL CARE SIGN PERMIT
Install (1) Attached / Illuminated Wall Sign. Channel-lit Letters on Raceway
OSHPD III on J Street
EPC - Interior Remodel of an existing Commercial Building, Suite 400 (8,782 SF) for an OSHPD III Clinic including demolition of the existing tenant improvement. New lighting that matches the new layout. New medical gas room and nurse call system plus new HVAC units. All new interior finishes through out the suite.
HOT WATER TANK REPLACEMENT
2821 J ST - Change-out installation of Electric - 6 gallon to Electric - 6 gallon, located inside building, screening not required.
EPC Submittal - Remodel of Commercial Building - INTERIOR REMODEL TO AN OSHPD-3 CLINIC AT 2825 J STREET STE. 400. DEMO OF ALL CEILING, FLOOR, CASEWORK, HVAC DUCTING, REPLACE ALL LIGHTING WITH NEW LED'S. BUILD NEW WALLS TO MATCH NEW SUITE LAYOUT. ADDING ONE NEW MEDICAL GAS ROOM AND NURSE CALL SYSTEM FOR THE SUITE. ADDITION OF TWO NEW HVAC UNITS ON THE ROOF AND THE REPLACEMENT OF ANOTHER. ALL NEW INTERIOR FINISHES THROUGHOUT THE SUITE.
REPLACE 6 ROOF MOUNT HVAC UNITS
REPLACE 6 ROOF MOUNT HVAC UNITS
2825 J ST REMODEL SUITE 235
EXPEDITED - 2825 J ST REMODEL SUITE 235 MEDICAL OFFICE TO INCLUDE, ADDITIONAL NON BEARING WALLS, FLOORING, CEILING, LIGHTING, (4) NEW ADA CABINET SINKS IN EXAM ROOMS.
UNITED BUSINESS BANK SIGN PERMIT / 2815 J ST
Install 1 set of illuminated channel letters, 41.33SF
OTC REMODEL W/ PLANS
EXPEDITED - 1500 SF REMODEL, INCLUDES NEW WALLS, CEILING, FLOORING TO ACCOMMODATE NEW SUITE LAYOUT. MAKING THE EXISTING RESTROOM ADA COMPLIANT. FIRE SPRINKLER DROPS