2020 Manzanita Way
West Sacramento 95691 · Westfield · West Sacramento · Coordinates: 38.58801, -121.53633
Executive Verdict · Public-Records Synthesis
Zoned R1-A in West Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $425,000 ($374,000–$476,000).
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
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R1-A supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 10,874 sq ft lot.
Source: West Sacramento zoning · CA Gov. Code 66314 & 65852.21
Watchouts & Due Diligence
- ! Delayed or open permit activity on this parcel
New home: Active in "Issued" for 3.6 yr (first record Apr 20, 2023) with no new permit activity recorded in 3.6 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 (0.5 mi S, 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 (~$5,295/yr at $425,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$441/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:
- 10,874 sq ft (0.25 ac)
- Assessor use:
- Single Family Residence
- Tax rate area:
- 004039
- Addresses on lot:
- 2020 MANZANITA WAY; 2020 MANZANITA WAY UNIT B
Zoning & Land Use
R1-A — Residential One Family (West Sacramento)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R1-A (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned R1-A, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R1-A, a single-family residential zone. The lot is 10,874 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
- 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: $374,000 – $476,000 · 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 3.6 yr (first record Apr 20, 2023) with no new permit activity recorded in 3.6 yr.
- 8 new homes (Issued)0.5 mi S
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)80 ft SW
Active in "Issued" for 5.3 yr (first record Aug 11, 2021) with no new permit activity recorded in 5.3 yr.
- New home (Issued)520 ft N
Active in "Issued" for 4.7 yr (first record Mar 9, 2022) with no new permit activity recorded in 4.7 yr.
Permit & Project History on This Parcel (0 permits, 1 grouped projects)
No building permits recorded on this parcel in our dataset.
State HCD Housing Element APR records on this parcel: 1 entry (report years 2023).