2678 Muir Way
Sacramento 95818 · Upper Land Park · City of Sacramento · Coordinates: 38.56044, -121.50523
Executive Verdict · Public-Records Synthesis
Zoned R-3A in City of Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $683,000 ($601,000–$765,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-3A allows residential use qualifying for ministerial ADU review under state law (6 ADU permits permitted within ¼ mile in 36 months).
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ 16 documented municipal building permits on file
On-parcel permit history is indexed through Oct 9, 2026, 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 Upper Land Park
68 substantial renovation & housing permits over 24 months (42.8 per 1,000 parcels vs. 30.4 citywide baseline) (#27 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Upper Land Park)
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: 29SC Maven V Apartments (0.25 mi NW, 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 (~$8,236/yr at $683,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$686/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:
- 232,610 sq ft (5.34 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03005
- Addresses on lot:
- 2678 MUIR WAY; 2680 MUIR WAY; 2682 RINGGOLD ST
Zoning & Land Use
R-3A — 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-3A (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-3A (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-3A (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 06067C0170H, effective August 16, 2012
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $601,000 – $765,000 · Status: Off market
HUD Small Area FMR (ZIP 95818) · FY 2026
Studio $1,950 · 1BR $2,050 · 2BR $2,520 · 3BR $3,350 · 4BR $3,870
Developments Deserving Closer Investigation & Active Area Builders
- 29SC Maven V Apartments (Entitled)0.25 mi NW
In "Entitled" for 4.5 yr (since May 19, 2022), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (252 housing units across 0 permits).
- Mixed Use Apartment Complex (Entitled)0.39 mi NW
In "Entitled" for 4.6 yr (since Apr 19, 2022), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (49 housing units, $9,892,500 declared valuation across 2 permits).
- Accessory dwelling unit at 870 Swanston Dr (Applied)0.4 mi S
In "Applied" for 9 mo (since Feb 27, 2026), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). contractor changed to "JASON ANDERSON CONSTRUCTION INC" in snapshot Nov 1, 2026.
- Accessory dwelling unit at 657 Swanston Dr (Issued)0.4 mi SW
Active in "Issued" for 16 mo (first record Jul 21, 2025) with no new permit activity recorded in 12 mo. current_status changed to "Finaled" in snapshot Nov 1, 2026.
Entity-resolved builders & contractors in ½ mile: The Plumbing Machines (4 on parcel, 4 in ½ mi · HVAC / heat pump); Collins Comfort Construction (2 on parcel, 2 in ½ mi · HVAC / heat pump); Central Glass (1 on parcel, 2 in ½ mi · Remodel / interior alteration); Elite Service Experts (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Thompson Contracting (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer).
Permit & Project History on This Parcel (16 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2622691 | Plumbing / water heater / sewer | Issued | Iss. Oct 9, 2026 | $1,340 | Change-out installation of Gas - 040 gallon to Gas - 040 gallon, located inside building, screening not required. |
| COM-2619824 | General repair | Issued | Iss. Sep 11, 2026 | $10,000 | — |
| COM-2619474 | Plumbing / water heater / sewer | Finaled | Iss. Sep 3, 2026 | $4,500 | WATER HEATER AND SHOWER VALVE C/O. CARBON MONOXIDE & SMOKE ALARMS ARE REQUIRED. REFERENCE CRC SECTIONS R315 & R314. |
| COM-2618964 | HVAC / heat pump | Issued | Iss. Aug 28, 2026 | $12,000 | REPLACE 2 TON SPLIT SYSTEM. LIKE FOR LIKE.CF-1R-ALT-HVAC ON FILE.NO DUCT WORK PERMITTED.THE EXISTING UNIT SHALL BE REMOV… |
| RES-2513194 |