2705 Swanston Oak Ln
Sacramento 95818 · Upper Land Park · City of Sacramento · Coordinates: 38.55625, -121.51209
Executive Verdict · Public-Records Synthesis
Located in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $675,000 ($594,000–$756,000).
Upsides & Opportunities
- ✓ 1 documented municipal building permit on file
On-parcel permit history is indexed through Jan 16, 2025, 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)
- ! No published municipal zoning polygon on file
We could not verify a GIS base zone at this parcel centroid. Confirm zoning and allowable density directly with City of Sacramento planning.
Source: City of Sacramento GIS zoning registry
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 557 Swanston Dr (270 ft S, issued). 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 (~$8,145/yr at $675,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$679/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:
- 5,213 sq ft (0.12 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03005
- Addresses on lot:
- 2705 SWANSTON OAK LN
Zoning & Land Use
No published city zoning district at parcel centroid.
2040 General Plan: Neighborhood (FAR up to 1)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUCan't tell
We don't have a zoning map for City of Sacramento.
- SB 9: two homes on the lotCan't tell
We don't have a zoning map for City of Sacramento.
- SB 9: split into two lotsCan't tell
We don't have a zoning map for City of Sacramento.
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: $594,000 – $756,000 · 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
- Accessory dwelling unit at 557 Swanston Dr (Issued)270 ft S
Active in "Issued" for 17 mo (first record Jun 27, 2025) with no new permit activity recorded in 13 mo. current_status changed to "Finaled" in snapshot Nov 1, 2026.
- Accessory dwelling unit at 657 Swanston Dr (Issued)0.19 mi E
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.
- 567 Swanston Dr New SFR (Entitled)430 ft SE
In "Entitled" for 5.7 yr (since Mar 2, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
- Accessory dwelling unit at 2902 Carolyn Way (Entitled)0.21 mi SE
In "Entitled" for 3.9 yr (since Dec 7, 2022), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
Entity-resolved builders & contractors in ½ mile: Bardis Homes (74 in ½ mi · New duplex / half-plex); Connected Technology (15 in ½ mi · Remodel / interior alteration); Michael Moser Development (8 in ½ mi · New single-family home); Southgate Glass And Screen (6 in ½ mi · Remodel / interior alteration); Lytle Construction (5 in ½ mi · Demolition).
Permit & Project History on This Parcel (1 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2500323 | New single-family home | Finaled | Iss. Jan 16, 2025 | $45,750 | PERMIT TO OBTAIN FINALS. ON EXPIRED PERMIT RES-2124503 EXPEDITED - EPC - Lot 7-NSFR (2 bed, 2.5 bath)-Fire Sprinklered -… |