2812 J St
Sacramento 95816 · Midtown / Winn Park / Capital Avenue · City of Sacramento · Coordinates: 38.57343, -121.46897
Executive Verdict · Public-Records Synthesis
Zoned C-2-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $843,000 ($742,000–$944,000).
Upsides & Opportunities
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Feb 10, 2020, 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 Midtown / Winn Park / Capital Avenue
89 substantial renovation & housing permits over 24 months (52.9 per 1,000 parcels vs. 30.4 citywide baseline) (#3 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Midtown / Winn Park / Capital Avenue)
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
2812 J Street Drug Store: In "Fee estimate" for 9.9 yr (since Jan 4, 2017), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($1,150,000 declared valuation across 1 permit).
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 (0.22 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 (~$10,060/yr at $843,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$838/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:
- 25,600 sq ft (0.59 ac)
- Assessor use:
- Retail / Commercial · Vehicle Oriented · Parking Lot
- Tax rate area:
- 03005
- Addresses on lot:
- 2800 J ST; 2812 J ST
Zoning & Land Use
C-2-SPD — General Commercial Zone (C)
2040 General Plan: Residential Mixed Use (FAR up to 8)
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: $742,000 – $944,000 · 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
- 2812 J Street Drug Store (Fee estimate)On this parcel
In "Fee estimate" for 9.9 yr (since Jan 4, 2017), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($1,150,000 declared valuation across 1 permit).
- Hattie's House (Entitled)0.22 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).
- Accessory dwelling unit at 1301 32nd St (In review)0.38 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 commercial / non-residential building (COM-1700094) (Estimate)On this parcel
Pending in review for 9.9 yr (14.9× the 241d median) — slower than 90% of new commercial / non-residential building permits in City of Sacramento (median 241d, 90th pct 498d, n=150).
Entity-resolved builders & contractors in ½ mile: Hume Development (1 on parcel, 2 in ½ mi · Commercial tenant improvement); Wfc Builders (21 in ½ mi · Commercial tenant improvement); West Fork Construction (11 in ½ mi · Commercial tenant improvement); Icon General Contractors (11 in ½ mi · Commercial tenant improvement); Unger Construction (8 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (2 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-1924271 | Other | Expired Permit | Iss. Feb 10, 2020 | $800 | EPC - Staging area for project COM-1915922; Temporary fencing inside the sidewalk line of an existing lot with two gate… |
| COM-1700094 | New commercial / non-residential building | Estimate | App. Jan 4, 2017 | $1,150,000 | EPC - 11,500 SF drug store, Type I, B occupancy - PLNG-INSP |