Sacramento 95818 · Upper Land Park · APN 012-0191-009-0000 · City of Sacramento
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 $694,000 ($611,000–$777,000).
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 7,405 sq ft lot. Local precedent is active with 11 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
On-parcel permit history is indexed through Sep 2, 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)
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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$694,000
Benchmark range: $611,000 – $777,000
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)
Closest lead: Accessory dwelling unit at 870 Swanston Dr (480 ft NE, applied). Inspect timeline history before assuming near-term completion.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · HCD APR (½-mile radius)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$697/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
Since November 2024 within ½ mile: 17 homes completed, 8 permitted, 8 proposed or in review.
30 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.
789 permits within ½ mile since November 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.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: permits located by parcel, ½ mile radius · Source updated Nov 1, 2026 · Retrieved Nov 3, 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 Nov 11, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Nov 9, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Nov 9, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Nov 9, 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 4.9 yr (since Dec 8, 2021), with no new permit record in 4.9 yr. · 1 unit
In "Entitled" for 4.6 yr (since Apr 12, 2022), with no new permit record in 4.6 yr. · 1 unit
In "Entitled" for 4.4 yr (since Jun 9, 2022), with no new permit record in 4.4 yr. · 1 unit
In "Entitled" for 4.5 yr (since May 11, 2022), with no new permit record in 4.4 yr. · 1 unit · $27,233 declared valuation
In "Entitled" for 4.4 yr (since Jun 17, 2022), with no new permit record in 4.4 yr. · 1 unit
In "Entitled" for 3.9 yr (since Dec 7, 2022), with no new permit record in 3.8 yr. · 1 unit · $125,000 declared valuation
Nearby roof replacement (3350 Riverside Blvd): First appeared in published agency feed
Record RES-2621866 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2603886 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2603886 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Record RES-2603886 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby addition (adds square footage) (1146 Swanston Dr): Status changed from Plan Check Target to Processing
Record RES-2621425 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (764 7th Ave): First appeared in published agency feed
Record RES-2622160 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (562 Robertson Way): Status changed from Issued to Finaled
Record RES-2619386 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (1320 8th Ave): Status changed from Issued to Expired Permit
Record RES-2520849 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby accessory dwelling unit (new or conversion) (830 8th Ave): First appeared in published agency feed
Record RES-2622281 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (950 Perkins Way): First appeared in published agency feed
Record RES-2623443 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (2700 Ringgold St D): First appeared in published agency feed
Record COM-2622691 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby electrical / panel (1109 Perkins Way): First appeared in published agency feed
Record RES-2622488 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby windows / doors / siding (135 Seavey Cir): Status changed from Issued to Finaled
Record COM-2620778 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (609 Dudley Way): Status changed from Issued to Expired Permit
Record RES-2521862 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (3200 Riverside Blvd): Status changed from Plan Check Target to Issued
Record COM-2620364 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff 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 →In "Applied" for 8 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.
In "Applied" for 6 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.
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.
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.
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).
In "Entitled" for 4.9 yr (since Dec 8, 2021), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 1,589 parcels
−11.1% YoY
City baseline: 30.4 / 1k
68 in trailing 24m
Includes 14 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Abrahams Construction | Remodel / interior alteration | 1 on parcel25 in ½ mi | $2,955,859 | 14 vs 18 prior−22% |
| Kitchen Mart | Remodel / interior alteration | 2 on parcel7 in ½ mi | $283,694 | 62 vs 72 prior−14% |
| Four Ace Electrical Services | Electrical / panel | 2 on parcel |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family home | 3,657 | 28d | 45d | 85d | 184d | 41d(vs 51d prior) |
| New duplex / half-plex | 115 | 82d | 184d | 416d | 575d | 144d(vs 361d prior) |
| New multifamily / condos / mixed-use | 199 | 125d | 210d | 365d | 627d | 199d(vs 289d prior) |
| Accessory dwelling unit (new or conversion) |
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 ($6,950/yr) + local voter-approved bond debt ($973/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
Model adding a backyard ADU or garage conversion under California's Prop 13 blended new-construction assessment (existing house & land tax base stays intact; only ADU build cost is assessed) and SB 13 impact-fee rules.
−$29,072/yr
Cash needed: $152,900
NOI: $13,099/yr
P&I: $3,514/mo
For $0/mo net cash flow
At $2,525/mo gross 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 | −$2,713/mo | -21.3% | $6,110/mo | −$2,682/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,525/mo | −$2,423/mo | -19.0% | $5,655/mo | −$2,249/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 | −$2,256/mo | -17.7% | $5,524/mo | −$1,919/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 ↗
782 ROBERTSON WAY - BATHROOM REMODEL
MASTER BATHROOM REMODEL. REPLACE AND RELOCATE PLUMBING FIXTURES AND LIGHT FIXTURES. NEW CABINETRY. NEW MOISTURE SENSING EXHAUST FAN. WATER CONSERVING FIXTURES ARE REQUIRED TO BE INSTALLED THROUGHOUT THIS RESIDENCE PER SB 407 (NOTE: RESIDENCES BUILT AFTER JANUARY 1, 1994, ARE EXEMPT). CARBON MONOXIDE & SMOKE ALARMS ARE REQUIRED. REFERENCE CRC SECTIONS R315 & R314. ALL WORK IS SUBJECT TO FIELD INSPECTION.
E-Permit: existing panel 200 Amps - Overhead service, new main panel 200 Amps, New Install weather head/masthead work, main breaker replacement, adding 200 Amps subpanel.
No Duct Work Permitted. Change-out Split System to Split System. 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%.
E-Permit: - Overhead service, rewiring 874 sq ft.
Bathroom Remodel
Bathroom Remodel, replace vanity, countertop, sink, faucet, toilet. Convert tub to shower, replace valve, surround and enclosure. Replace wall sconce with LED fixtures, vacancy sensor controlled. Install 4 LED recessed can lights, dimmer controlled. Replace fan, humidistat controlled.
Cundiff Property, Kitchen Remodel
Kitchen Remodel: owner to demo cabinets and remove soffit. Install new cabinets, counter tops, sink & faucet. install 5 LED recessed can lights. Upgrade duplex outlets to AFCI/GFCI tamperproof per code. Install dimmer switch for can lights, Install 4 under cabinet task lights. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314
Re-Roof
Reroof. Tear off, install 20 squares of 30 yr laminated dimensional composition roofing material. 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 House and Detached Garage.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel (APN) · Source updated Nov 1, 2026 · Retrieved Nov 3, 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.
No housing activity reported to the State for this parcel (2018–2025 reports).
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Nov 9, 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 Nov 11, 2026 · Retrieved Nov 11, 2026
0.17 acres
Assessor's classification for assessment purposes. This is not zoning.
782 ROBERTSON WAY
Source: Sacramento County GIS, Parcels · Geography: parcel · Source updated Nov 8, 2026 · Retrieved Nov 8, 2026
Assessed values and limited building characteristics (Sacramento County Assessor)
Current roll value. This is assessed value, not market value.
Search by parcel number 012-0191-009-0000. 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.
| $20,550 |
| 13 vs 0 prior |
| Clarke And Rush Mechanical | HVAC / heat pump | 1 on parcel1 in ½ mi | $12,270 | 4 vs 12 prior−67% |
| Rankin Lyman | Roof replacement | 1 on parcel1 in ½ mi | $6,650 | 0 vs 0 prior |
| D And J Kitchens And Baths Recent nearby: 1121 Markham Way (Apr 17, 2026) | Remodel / interior alteration | 22 in ½ mi | $1,195,258 | 29 vs 34 prior−15% |
| Premier Pools Recent nearby: 1120 Marian Way (Aug 2, 2021) | Pool / spa | 17 in ½ mi | $830,726 | 0 vs 0 prior |
| Connected Technology Recent nearby: 1108 Vallejo Way (Oct 4, 2024) | Remodel / interior alteration | 15 in ½ mi | $34,556 | 117 vs 248 prior−53% |
| Geremia Pools Recent nearby: 1139 Perkins Way (Mar 11, 2024) | Pool / spa | 11 in ½ mi | $669,852 | 8 vs 15 prior−47% |
| Premier Pools Sacramento Recent nearby: 1129 Swanston Dr (May 7, 2026) | Pool / spa | 10 in ½ mi | $783,304 | 102 vs 121 prior−16% |
| 1,693 |
| 57d |
| 97d |
| 172d |
| 284d |
| 97d(vs 103d prior) |
| Addition (adds square footage) | 1,948 | 6d | 42d | 83d | 162d | 49d(vs 43d prior) |
| Remodel / interior alteration | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvement | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| Roof replacementOn this parcel | 19,072 | 0d | 0d | 0d | 2d | 0d |
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Computed from issued permits with recorded application and issuance dates over the trailing 60 months. Categories with fewer than 20 permits are excluded.