Sacramento 95818 · Upper Land Park · APN 012-0161-025-0000 · City of Sacramento
Since October 2024 within ½ mile: 15 homes completed, 6 permitted, 8 proposed or in review.
26 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.
691 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.
$793,000
Benchmark range: $698,000 – $888,000
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 "Entitled" for 5.5 yr (since Apr 27, 2021), with no new permit record in 5.5 yr. · 1 unit
In "Entitled" for 5.4 yr (since Jun 10, 2021), with no new permit record in 5.4 yr. · 1 unit
In "Entitled" for 5.3 yr (since Jul 1, 2021), with no new permit record in 5.3 yr. · 1 unit
In "Entitled" for 5.3 yr (since Jul 19, 2021), with no new permit record in 5.3 yr. · 1 unit
In "Entitled" for 5.2 yr (since Aug 18, 2021), with no new permit record in 5.2 yr. · 1 unit
In "Entitled" for 5.2 yr (since Aug 31, 2021), with no new permit record in 5.2 yr. · 1 unit
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)
Roof replacement permit application filed (RES-2615084)
Current status: Finaled
No Duct Work Permitted. Change-out Roof Mount to Roof Mount. The existing unit shall be removed. The new unit shall be placed in the same location as the existing unit and shall not exceed the size of the existing unit by more than 25%. · Declared valuation: $8,940 · Contractor: A K Air Systems
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Roof replacement permit issued (RES-2615084)
Recorded status: Finaled
No Duct Work Permitted. Change-out Roof Mount to Roof Mount. The existing unit shall be removed. The new unit shall be placed in the same location as the existing unit and shall not exceed the size of the existing unit by more than 25%. · Declared valuation: $8,940 · Contractor: A K Air Systems
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
805 8th Ave · 2 units · $346,079 valuation
Source: City of Sacramento CDD, Issued Building Permits (Current Year) & HCD APR (grouped project within ½ mile)
826 8th Ave · 1 unit · $115,225 valuation
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)
Roof replacement permit application filed (RES-2606839)
661 SWANSTON / REROOF
Reroof 18 squares In-progress inspection required if 10 sq or greater. CF-6R-ENV-01 required at final inspection. CF-1R-ALT on file. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314 · Declared valuation: $18,000 · Contractor: Jimenez And Sons General Contractors
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
Roof replacement permit issued (RES-2606839)
661 SWANSTON / REROOF
Reroof 18 squares In-progress inspection required if 10 sq or greater. CF-6R-ENV-01 required at final inspection. CF-1R-ALT on file. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314 · Declared valuation: $18,000 · Contractor: Jimenez And Sons General Contractors
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel
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)
840 7th Ave · 1 unit · $2,500 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)
2741 Muir Way · 2 units · $295,768 valuation
Records span Jun 13, 2025 to Dec 13, 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 "Issued" for 15 mo (first record Jul 21, 2025) with no new permit activity recorded in 11 mo.
Active in "Entitled" for 3.9 yr (first record Dec 7, 2022) with no new permit activity recorded in 3.7 yr.
Active in "Issued" for 16 mo (first record Jun 27, 2025) with no new permit activity recorded in 13 mo.
Active in "Entitled" for 4.9 yr (first record Dec 8, 2021) with no new permit activity recorded in 4.9 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 5.3 yr (first record Jul 1, 2021) with no new permit activity recorded in 5.3 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 ($7,950/yr) + local voter-approved bond debt ($1,113/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$36,280/yr
Cash needed: $174,900
NOI: $11,959/yr
P&I: $4,020/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 | −$3,314/mo | -22.7% | $6,948/mo | −$3,291/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,525/mo | −$3,023/mo | -20.7% | $6,431/mo | −$2,857/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 | −$2,856/mo | -19.6% | $6,282/mo | −$2,527/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 ↗
Issued1 unitsJul 21, 2025 – Nov 12, 2025
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
No Duct Work Permitted. Change-out Roof Mount to Roof Mount. The existing unit shall be removed. The new unit shall be placed in the same location as the existing unit and shall not exceed the size of the existing unit by more than 25%.
661 SWANSTON / REROOF
Reroof 18 squares In-progress inspection required if 10 sq or greater. CF-6R-ENV-01 required at final inspection. CF-1R-ALT on file. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314
ADU & Storage
EPC - NEW 528 SF ADU WITH 137 SF STORAGE AREA. 1 bedroom, 1 Bathroom, + Porch @ 47 S/F. All Electric, Solar Exempt, No Fire Sprinklers. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314. Water conserving fixtures are required to be installed throughout this residence per SB 407 (Note: Residences built after January 1, 1994 are exempt). “Any new landscaping done on this property is to be in compliance with the City’s Water Efficient Landscape Ordinance 15.92.” Wrecking of existing 400 S/F garage shall be on other permit.
661 Swanston Drive res demo permit minor no plans
Demo Permit: Demolish existing 400 square feet single garage.
E-Permit: existing panel 200 Amps - Overhead service, adding 1 outlets (240V).
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 | ADU & Storage(RES-2515273) | ADU · Renter | — | 1 (Nov 12, 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
0.14 acres
Assessor's classification for assessment purposes. This is not zoning.
657 SWANSTON DR; 661 SWANSTON DR
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 012-0161-025-0000. 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.