Sacramento 95818 · Upper Land Park · APN 009-0361-027-0000 · City of Sacramento
Since October 2024 within ½ mile: 13 homes completed, 6 permitted, 5 proposed or in review; 1 commercial or mixed-use project.
24 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.
798 permits within ½ mile since October 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.
$239,000
Benchmark range: $210,000 – $268,000
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: permits located by parcel, ½ mile radius · Source updated Oct 1, 2026 · Retrieved Oct 22, 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 Oct 22, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Oct 26, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Oct 26, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Oct 26, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Oct 26, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Oct 26, 2026) · Zoning classes: our classification of R-1 as single-family residential, 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.
In "In review" for 16 mo (since Jun 13, 2025), with no new permit record in 10 mo. · 2 units · $295,768 declared valuation
In "Entitled" for 4.5 yr (since Apr 12, 2022), with no new permit record in 4.5 yr. · 1 unit
In "Entitled" for 4.4 yr (since May 19, 2022), with no new permit record in 4.4 yr. · 252 units
In "Entitled" for 3.9 yr (since Dec 7, 2022), with no new permit record in 3.7 yr. · 1 unit · $125,000 declared valuation
In "Entitled" for 2.3 yr (since Jul 2, 2024), with no new permit record in 2.3 yr. · 1 unit · $200,000 declared valuation
In "Applied" for 8 mo (since Feb 27, 2026), with no new permit record in 8 mo. · 1 unit · $75,000 declared valuation
Latest published Zillow Home Value Index (ZHVI) update
Changed from $686,719 in September 2025 to $700,634 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95818 (not a parcel appraisal)
957 Mcclatchy Way · 1 unit · $117,628 valuation
Records span Feb 19, 2026 to Sep 18, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2748 San Luis Ct · 1 unit · $70,000 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
1221 Robertson Way · 1 unit · $150,000 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
1319 1st Ave · 1 unit · $133,008 valuation
Records span Dec 15, 2023 to Jul 20, 2026 (2 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2408 8th St · $50,000 valuation
Records span Dec 16, 2025 to Jun 11, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
901 Fremont Way · 1 unit · $217,934 valuation
Records span Feb 6, 2026 to Apr 9, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
870 Swanston Dr · 1 unit · $75,000 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
2906 Riverside Blvd · 1 unit · $224,000 valuation
Records span Nov 13, 2025 to Jan 20, 2026 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Accessory dwelling unit (new or conversion) permit application filed (RES-2526449)
Muir New Duplex
EPC - New construction of a duplex (a single-family and attached ADU). Each unit consists of 1 bedroom 1 bath, first floor 413 sq. ft. second floor 409 sq. ft. 822 sq. ft. total living space for each unit. Each unit has a covered porch, balcony, and patio cover of 12 sq. ft. 89 sq. ft. and 116 sq. ft. total roofcovering/deck 217 sq. ft. each. 1.87 KW PV $7,500. Any new landscaping done on this property is to be in compliance with the City’s Water Efficient Landscape Ordinance 15.92. · Declared valuation: $295,768
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
1338 3rd Ave · 1 unit · $47,159 valuation
Records span Aug 26, 2025 to Dec 11, 2025 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
657 Swanston Dr · 1 unit · $98,877 valuation
Records span Jul 21, 2025 to Nov 12, 2025 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
557 Swanston Dr · 1 unit · $95,247 valuation
Records span Jun 27, 2025 to Oct 1, 2025 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
Annual ZIP 95818 home-value index checkpoint
Changed from $709,995 in September 2024 to $686,719 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95818 (not a parcel appraisal)
618 Flint Way · 1 unit · $110,000 valuation
Records span Apr 3, 2025 to Sep 15, 2025 (1 permit).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project 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 →Active in "Entitled" for 4.4 yr (first record May 19, 2022) with no new permit activity recorded in 4.4 yr. High-impact scale (252 housing units across 0 permits).
Active in "In review" for 16 mo (first record Jun 13, 2025) with no new permit activity recorded in 10 mo.
Active in "Entitled" for 2.3 yr (first record Jul 2, 2024) with no new permit activity recorded in 2.3 yr.
Active in "Issued" for 19 mo (first record Apr 3, 2025) with no new permit activity recorded in 13 mo.
Active in "Entitled" for 4.5 yr (first record Apr 12, 2022) with no new permit activity recorded in 4.5 yr.
Active in "Entitled" for 3.9 yr (first record Dec 7, 2022) with no new permit activity recorded in 3.7 yr.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 1,589 parcels
−13.5% YoY
City baseline: 30.6 / 1k
69 in trailing 24m
Includes 13 ADUs
HUD Small Area Fair Market Rent · ZIP 95818
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 ($2,400/yr) + local voter-approved bond debt ($336/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
+$3,723/yr
Cash needed: $52,800
NOI: $18,286/yr
P&I: $1,214/mo
For $0/mo net cash flow
At $2,525/mo 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 | $2,323/mo | +$20/mo | 0.5% | $2,295/mo | +$86/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,525/mo | +$310/mo | 7.1% | $2,124/mo | +$520/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,677/mo | +$477/mo | 10.8% | $2,075/mo | +$850/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 ↗
In review2 unitsJun 13, 2025 – Dec 13, 2025
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
Muir New Duplex
EPC - New construction of a duplex (a single-family and attached ADU). Each unit consists of 1 bedroom 1 bath, first floor 413 sq. ft. second floor 409 sq. ft. 822 sq. ft. total living space for each unit. Each unit has a covered porch, balcony, and patio cover of 12 sq. ft. 89 sq. ft. and 116 sq. ft. total roofcovering/deck 217 sq. ft. each. 1.87 KW PV $7,500. Any new landscaping done on this property is to be in compliance with the City’s Water Efficient Landscape Ordinance 15.92.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel (APN) · Source updated Oct 1, 2026 · Retrieved Oct 22, 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.
| Report year | Project / record | Type | Entitled | Permitted | Completed | Deed-restricted |
|---|---|---|---|---|---|---|
| 2025 | 2741 Muir Way(DR24-241) | SFA · Owner | 1 (Jun 13, 2025) | — | — | — |
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Oct 26, 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 Oct 10, 2026 · Retrieved Oct 22, 2026
0.09 acres
Assessor's classification for assessment purposes. This is not zoning.
2739 MUIR WAY; 2741 MUIR WAY
Source: Sacramento County GIS, Parcels · Geography: parcel · Source updated Oct 25, 2026 · Retrieved Oct 25, 2026
Assessed values and limited building characteristics (Sacramento County Assessor)
Current roll value. This is assessed value, not market value.
Search by parcel number 009-0361-027-0000. 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.