1051 Swanston Dr
Sacramento 95818 · Upper Land Park · City of Sacramento · Coordinates: 38.55448, -121.50407
Executive Verdict · Public-Records Synthesis
Zoned R-1 in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $958,000 ($843,000–$1,073,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 8,712 sq ft lot. Local precedent is active with 9 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$124,699 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest Aug 17, 2023).
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: Accessory dwelling unit at 870 Swanston Dr (0.12 mi W, applied). 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 (~$11,371/yr at $958,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$948/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:
- 8,712 sq ft (0.20 ac)
- Assessor use:
- Residential · Two Family · 2 Single Family Units
- Tax rate area:
- 03005
- Addresses on lot:
- 1051 SWANSTON DR; 1053 SWANSTON DR
Zoning & Land Use
R-1 — Single-Unit Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 1)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R-1 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned R-1, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R-1, a single-family residential zone. The lot is 8,712 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.
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: $843,000 – $1,073,000 · 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 870 Swanston Dr (Applied)0.12 mi W
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 826 8th Ave (Applied)0.42 mi SW
In "Applied" for 7 mo (since Apr 29, 2026), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). issued_date changed to "2026-09-29" in snapshot Nov 1, 2026.
- Accessory dwelling unit at 657 Swanston Dr (Issued)0.26 mi W
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.
- Accessory dwelling unit at 557 Swanston Dr (Issued)0.43 mi W
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.
Entity-resolved builders & contractors in ½ mile: Abrahams Construction (1 on parcel, 39 in ½ mi · Remodel / interior alteration); Ev Electric Residential (1 on parcel, 6 in ½ mi · Remodel / interior alteration); Volt Modern (2 on parcel, 2 in ½ mi · Roof replacement); Phillip Isaacs Construction (1 on parcel, 2 in ½ mi · Remodel / interior alteration); A Cool Air (1 on parcel, 1 in ½ mi · HVAC / heat pump).
Permit & Project History on This Parcel (6 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2316999 | Remodel / interior alteration | Finaled | Iss. Aug 17, 2023 | $2,105 | INSTALLATION OF A NEMA 14-50 ON A NEW 40 AMP GFCI PROTECTED CIRCUIT USING 6/3 NM CABLE FOR EV CHARGER. Carbon monoxide &… |
| RES-2206700 | Solar / battery storage | Finaled | Iss. Apr 1, 2022 | $45,486 | 6.84kw Solar PV System, and 0gal Solar WH System (water heater installed null). All supply side connections, main break… |
| RES-2206510 | HVAC / heat pump | Finaled | Iss. Mar 28, 2022 | $15,400 | No Duct Work Permitted. Change-out Split System to Split System. The existing unit shall be removed. The new unit shall … |
| RES-2204119 | Roof replacement | Finaled |