481 Pecan St
West Sacramento 95691 · Westfield · West Sacramento · Coordinates: 38.58526, -121.54089
Executive Verdict · Public-Records Synthesis
Zoned R-2 in West Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $406,000 ($357,000–$455,000).
Upsides & Opportunities
- ✓ Clear of mapped FEMA flood, CAL FIRE, and fault zones
0% parcel overlap with FEMA Special Flood Hazard Areas, State/Local Fire Hazard Severity Zones, and CGS Alquist-Priolo Earthquake Fault Zones.
Source: FEMA NFHL · CAL FIRE FHSZ · CGS Alquist-Priolo
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-2 allows residential use qualifying for ministerial ADU review under state law.
Source: West Sacramento zoning · CA Gov. Code 66314
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Jun 29, 2023, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: City of West Sacramento Community Development, Building Permits (parcel APN)
Watchouts & Due Diligence
- ! Delayed or open permit activity on this parcel
New home: Active in "Issued" for 3.1 yr (first record Sep 27, 2023) with no new permit activity recorded in 3.1 yr.
Source: City of West Sacramento Community Development, Building Permits (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: 8 new homes (0.46 mi SE, issued). Inspect timeline history before assuming near-term completion.
Source: City of West Sacramento Community Development, Building Permits · HCD APR (½-mile radius)
- ! Year 1 Prop 13 tax reset (~$5,078/yr at $406,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$423/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:
- 5,978 sq ft (0.14 ac)
- Assessor use:
- SFR (non-conforming)
- Tax rate area:
- 004039
- Addresses on lot:
- 481 PECAN STREET UNIT B
Zoning & Land Use
R-2 — Residential-Medium Density (West Sacramento)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R-2 (multifamily residential): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned R-2 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-2 (multifamily residential), not a single-family residential zone.
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
- No mapped flood hazard zone · FIRM panel 06113C0635G, effective June 18, 2010
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $357,000 – $455,000 · Status: Off market
HUD Small Area FMR (ZIP 95691) · FY 2026
Studio $1,450 · 1BR $1,460 · 2BR $1,910 · 3BR $2,650 · 4BR $2,970
Developments Deserving Closer Investigation & Active Area Builders
- New home (Issued)On this parcel
Active in "Issued" for 3.1 yr (first record Sep 27, 2023) with no new permit activity recorded in 3.1 yr.
- 8 new homes (Issued)0.46 mi SE
Active in "Issued" for 3.5 yr (first record May 25, 2023) with no new permit activity recorded in 3.5 yr. High-impact scale (8 housing units across 0 permits).
- New home (Issued)290 ft N
Active in "Issued" for 17 mo (first record Jun 17, 2025) with no new permit activity recorded in 17 mo.
- New home (Issued)0.15 mi S
Active in "Issued" for 6.2 yr (first record Sep 16, 2020) with no new permit activity recorded in 6.2 yr.
Permit & Project History on This Parcel (2 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 23CAP000000044E | Electrical / panel | Finaled | App. Jun 29, 2023 | $2,000 | — |
| 22CAP00000001Y0 | Roof replacement | Finaled | App. Apr 4, 2022 | $12,100 | — |
State HCD Housing Element APR records on this parcel: 1 entry (report years 2023).