2605 I St
Sacramento 95816 · Marshall School · City of Sacramento · Coordinates: 38.57576, -121.47108
Executive Verdict · Public-Records Synthesis
Zoned R-4-PUD-SPD in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $742,000 ($653,000–$831,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-4-PUD-SPD allows residential use qualifying for ministerial ADU review under state law (11 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$3,223 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Oct 14, 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)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Hattie's House (0.37 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 (~$8,909/yr at $742,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$742/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:
- 1,740 sq ft (0.04 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03005
- Addresses on lot:
- 2605 I ST
Zoning & Land Use
R-4-PUD-SPD — Multi-Unit Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 2)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R-4 (multifamily residential): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned R-4 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-4 (multifamily residential), 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: $653,000 – $831,000 · 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)0.37 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).
- 23rd & F Street - Mixed Use Apartments (In review)0.37 mi NW
In "In review" for 2.7 yr (since Mar 6, 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 (33 housing units, $2,961,763 declared valuation across 1 permit).
- 2101 J Mixed Use (Entitled)0.39 mi W
In "Entitled" for 3.9 yr (since Jan 5, 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 (40 housing units, $11,357,445 declared valuation across 2 permits).
- Democracy Alley Residences (Entitled)0.42 mi NE
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).
Entity-resolved builders & contractors in ½ mile: Ebco Construction (1 on parcel, 3 in ½ mi · Remodel / interior alteration); Bell Brothers Heating And Air (2 on parcel, 2 in ½ mi · HVAC / heat pump); Straight Line Roofing And Construction (1 on parcel, 1 in ½ mi · Roof replacement); Wfc Builders (21 in ½ mi · Commercial tenant improvement); West Fork Construction (12 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (4 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2623027 | HVAC / heat pump | Issued | Iss. Oct 14, 2026 | $55,141 | Change-out w/new ducts Split System to Split System (all-electric heat pump). The existing unit shall be removed. The ne… |
| RES-2516908 | Roof replacement | Expired Permit | Iss. Aug 11, 2025 | $28,860 | E-Permit: Tear Off - Yes, Resheet - No, 1 layer(s), 39 squares of Composite Class A. CRRC: 0676-0132 |
| RES-2008322 | Plumbing / water heater / sewer | Expired Permit | Iss. May 19, 2020 | $3,610 | Change-out installation of Gas - 030 gallon to Gas - 030 gallon, located inside building, screening not required. |
| RES-1918292 | Remodel / interior alteration | Finaled | Iss. Sep 24, 2019 | $8,139 | EXPEDITED - Remodel of existing 2nd floor Master Bath. Work to include removal of existing toilet compartment door & non… |