2801 J St
Sacramento 95816 · Marshall School · City of Sacramento · Coordinates: 38.57398, -121.46842
Executive Verdict · Public-Records Synthesis
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).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$179,773 contributory est.)
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)
- ✓ 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
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)
- ! 3 slow or stalled nearby projects within ½ mile
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)
- ! Year 1 Prop 13 tax reset (~$12,785/yr at $1,082,000)
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
Parcel & Assessor
- Lot size:
- 51,836 sq ft (1.19 ac)
- Assessor use:
- Office · Medical / Dental · Two Story
- Tax rate area:
- 03005
- Addresses on lot:
- 2801 J ST; 2805 J ST; 2809 J ST
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: $952,000 – $1,212,000 · 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)0.26 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).
- Democracy Alley Residences (Entitled)0.45 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)0.39 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.
- Remodel / interior alteration (COM-2124742) (Finaled)On this parcel
Issued after 2 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Entity-resolved builders & contractors in ½ mile: Wfc Builders (10 on parcel, 25 in ½ mi · Commercial tenant improvement); West Fork Construction (7 on parcel, 13 in ½ mi · Commercial tenant improvement); Acco Engineered (2 on parcel, 2 in ½ mi · HVAC / heat pump); Pacific Neon (1 on parcel, 1 in ½ mi · Sign); Nor Cal Home Improvements (1 on parcel, 1 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (31 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2613978 | Remodel / interior alteration | Issued | Iss. Aug 19, 2026 | $204,012 | EPC - EXPEDITED - Medical Office Remodel. Framing new walls to meet new floor plan layout. Installation of MRI and X-ray… |
| COM-2610016 | Remodel / interior alteration | Issued | Iss. May 20, 2026 | $4,550 | EOTC - EXPEDITED - Interior Demo Only. Removal of non-load bearing walls, casework, ceiling tiles and flooring. Safe-off… |
| COM-2608146 | HVAC / heat pump | Issued | Iss. May 14, 2026 | $15,100 | HVAC Permit: Remove and replace package unit. The existing unit shall be removed. The new unit shall be placed in the … |
| SIG-2503602 | Sign | Finaled | Iss. Mar 13, 2025 | $3,500 | Install one set Raceway mounted channel letters "LOGO" "Select PHYSICAL THERAPY" 98 SQ FT |