427 G St

West Sacramento 95691 · Washington District · APN 010-432-012 · West Sacramento

Property brief (PDF)Timeline ↓Calculator ↓Official records ↓

For saleLast soldEst. price

What's changing nearby

Since October 2024 within ½ mile: 71 permitted; 1 demolition.

18 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.

340 permits within ½ mile since October 2024

New construction1
Demolition1
Additions & renovations24
Building systems159
Repairs7
Other148

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.

Explore projects on the map →Explore sales & prices →

Source: City of West Sacramento Community Development, Building Permits · Geography: permits located by parcel, ½ mile radius · Retrieved Oct 30, 2026

Estimated price, listing status & sales records

Benchmark valuation & transaction history

Estimated PriceZHVI + ACS + Permits

$499,000

Benchmark range: $439,000 – $559,000

Listing StatusOff Market

Not currently listed for sale

Compare nearby sales & prices on map →

Last Sold & Tax Roll

No deed price in open GIS feed

Verify on Assessor's property value look-up

How this estimated price is calculated (ZIP ZHVI + Neighborhood ACS + Permit Model)

Model monthly ownership cost ↓

1. Area home value baseline: 70% ZIP 95691 Zillow ZHVI ($553,390, September 2026) + 30% Washington District ACS median ($530,722); $546,590
2. Parcel & lot adjustment (0.91×): Single-family lot (1,238 sq ft, −8.8% lot-size adjustment vs 6,000 sq ft standard lot); −$48,039
3. Documented permitted improvements: No recent value-adding ADU, addition, or remodel permits recorded on this parcel; +$0

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.

What could be built here

A screen, not a determination

ADU or junior ADU

Likely eligible

Zoned WF (mixed use): 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.

What we couldn't check (4)

Setbacks, height and size limits in the local ADU ordinance
Utility and sewer capacity, fire access
Historic district or landmark status: we have no historic layer for this area yet.
Locally adopted fire hazard maps, which can be broader than the State's.

SB 9: two homes on the lot

Unlikely

Zoned WF (mixed use), not a single-family residential zone.

What we couldn't check (6)

Whether a tenant lived there in the last 3 years, or the building was withdrawn from rent under the Ellis Act
Rent-controlled or deed-restricted affordable housing on the lot
Wetlands, habitat, farmland, hazardous waste sites and conservation easements
Local SB 9 standards (size, setbacks, parking)
Historic district or landmark status: we have no historic layer for this area yet.
Locally adopted fire hazard maps, which can be broader than the State's.

SB 9: split into two lots

Unlikely

Zoned WF (mixed use), not a single-family residential zone.

What we couldn't check (6)

Owner-occupancy: the applicant must sign an affidavit to live in one of the homes for 3 years
Whether the lot was created by an earlier SB 9 split, or the owner split an adjacent lot
Whether a tenant lived there in the last 3 years, or the building was withdrawn from rent under the Ellis Act
Wetlands, habitat, farmland, hazardous waste sites and conservation easements
Historic district or landmark status: we have no historic layer for this area yet.
Locally adopted fire hazard maps, which can be broader than the State's.

Mapped hazards on this lot

Fire hazard severity zone: Not in a State-mapped zone
FEMA flood zone: No mapped flood zoneFIRM panel 06113C0635G, effective June 18, 2010. Official flood map
Earthquake fault zone: Not in an Alquist-Priolo Earthquake Fault Zone

Built nearby: within ¼ mile since October 2023

No ADU or new-home permits recorded within ¼ mile in this window.

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 West Sacramento's planning department before relying on it.

Sources: City of West Sacramento GIS, Zoning (retrieved Oct 30, 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 WF as mixed use, checked against the zone description on Oct 24, 2026

Property & area intelligence timeline

74 events · 29 slow/stalled projects

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.

Slow-moving or stalled projects (29)

Active projects spending 12+ months pre-issuance, 24+ months under construction, or 6+ months without new records

StalledG St TownhomesIssued
On this parcel
Permit issued and active for 5.6 yr (first record Mar 10, 2021), with no completion or new permit record in 5.6 yr. · 1 unit
Stalled40 new homesIssued
0.28 mi NE
Permit issued and active for 7.6 yr (first record Mar 21, 2019), with no completion or new permit record in 7.6 yr. · 40 units
Stalled2 new homesIssued
0.19 mi NW
Permit issued and active for 7.4 yr (first record Jun 4, 2019), with no completion or new permit record in 7.4 yr. · 2 units
StalledNew homeIssued
0.37 mi N
Permit issued and active for 6.3 yr (first record Jul 22, 2020), with no completion or new permit record in 6.3 yr. · 1 unit
StalledG St TownhomesIssued
60 ft NE
Permit issued and active for 5.6 yr (first record Mar 10, 2021), with no completion or new permit record in 5.6 yr. · 1 unit
StalledG St TownhomesIssued
50 ft N
Permit issued and active for 5.6 yr (first record Mar 10, 2021), with no completion or new permit record in 5.6 yr. · 1 unit

202614 events

Oct 28, 2026 – Oct 29, 2026Snapshot windowNearby snapshot change
0.25 mi NE
Nearby other (210 E St): Declared valuation changed from 48000 to (blank)
Record 26CAP000000057Q · Detected between snapshots
Source: City of West Sacramento Community Development, Building Permits · Snapshot diff within ½ mile
Oct 27, 2026 – Oct 28, 2026Snapshot windowNearby snapshot change
0.39 mi W
Nearby other (900 West Capitol Ave): Status changed from Permitted to Finaled
Record 25CAP00000006CV · Detected between snapshots
Source: City of West Sacramento Community Development, Building Permits · Snapshot diff within ½ mile
Oct 27, 2026 – Oct 28, 2026Snapshot windowNearby snapshot change
0.39 mi W
Nearby other (900 West Capitol Ave): Issued date changed from 2025-10-17 to (blank)
Record 25CAP00000006CV · Detected between snapshots
Source: City of West Sacramento Community Development, Building Permits · Snapshot diff within ½ mile
Oct 26, 2026 – Oct 27, 2026Snapshot windowNearby snapshot change
0.36 mi SW
Nearby other (817 West Capitol Ave): First appeared in published agency feed
Record 26CAP00000005OZ · Detected between snapshots
Source: City of West Sacramento Community Development, Building Permits · Snapshot diff within ½ mile
Oct 24, 2026 – Oct 25, 2026Snapshot windowNearby snapshot change
0.25 mi NE
Nearby other (210 E St): First appeared in published agency feed
Record 26CAP00000005NV · Detected between snapshots
Source: City of West Sacramento Community Development, Building Permits · Snapshot diff within ½ mile
Oct 24, 2026 – Oct 25, 2026Snapshot windowNearby snapshot change
0.25 mi NE
Nearby other (210 E St): First appeared in published agency feed
Record 26CAP00000005NW · Detected between snapshots
Source: City of West Sacramento Community Development, Building Permits · Snapshot diff within ½ mile
Oct 23, 2026 – Oct 24, 2026Snapshot windowNearby snapshot change
0.25 mi S
Nearby other (400 Ballpark Dr): Status changed from Permitted to Finaled
Record 26CAP00000002VR · Detected between snapshots
Source: City of West Sacramento Community Development, Building Permits · Snapshot diff within ½ mile
Oct 23, 2026 – Oct 24, 2026Snapshot windowNearby snapshot change
0.25 mi S
Nearby other (400 Ballpark Dr): Issued date changed from 2026-06-03 to (blank)
Record 26CAP00000002VR · Detected between snapshots
Source: City of West Sacramento Community Development, Building Permits · Snapshot diff within ½ mile
Oct 23, 2026 – Oct 24, 2026Snapshot windowNearby snapshot change
0.49 mi W
Nearby roof replacement (1030 West Capitol Ave): Status changed from Plan Check to Permitted
Record 26CAP000000054J · Detected between snapshots
Source: City of West Sacramento Community Development, Building Permits · Snapshot diff within ½ mile
Oct 23, 2026 – Oct 24, 2026Snapshot windowNearby snapshot change
0.49 mi W
Nearby roof replacement (1030 West Capitol Ave): Issued date changed from (blank) to 2026-09-29
Record 26CAP000000054J · Detected between snapshots
Source: City of West Sacramento Community Development, Building Permits · Snapshot diff within ½ mile
Oct 23, 2026 – Oct 24, 2026Snapshot windowNearby snapshot change
410 ft NW
Nearby electrical / panel (501 F St): First appeared in published agency feed
Record 26CAP00000005N5 · Detected between snapshots
Source: City of West Sacramento Community Development, Building Permits · Snapshot diff within ½ mile
Oct 23, 2026 – Oct 23, 2026Snapshot windowNearby snapshot change
0.39 mi W
Nearby other (900 West Capitol Ave): Status changed from Permitted to Finaled
Record 25CAP00000007E5 · Detected between snapshots
Source: City of West Sacramento Community Development, Building Permits · Snapshot diff within ½ mile
Oct 23, 2026 – Oct 23, 2026Snapshot windowNearby snapshot change
0.39 mi W
Nearby other (900 West Capitol Ave): Issued date changed from 2025-12-09 to (blank)
Record 25CAP00000007E5 · Detected between snapshots
Source: City of West Sacramento Community Development, Building Permits · Snapshot diff within ½ mile
September 2026Market trend
ZIP 95691
ZIP 95691 typical home value: $553,390 (−1.4% year-over-year)
Latest published Zillow Home Value Index (ZHVI) update
Changed from $561,185 in September 2025 to $553,390 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 95691 (not a parcel appraisal)

20251 event

Dec 17, 2025Nearby project · Issued
0.41 mi SW
River One — Issued
55 units
Source: City of West Sacramento Community Development, Building Permits & HCD APR (grouped project within ½ mile)

Showing 15 of 74 timeline events

Recorded sales & deed transfers: California county recorders do not publish open bulk deed-transfer feeds without owner-PII restrictions, so individual sale deeds are not redistributed here. For official assessment roll and recorded transfer history in West Sacramento, inspect Assessor's property value look-up ↗.

Development graph & closer investigation

6 investigation leads

Cross-referenced intelligence from our historical development graph—connecting parcels, permits, entity-resolved builders, empirical review-time distributions, and neighborhood renovation trends.

Explore full West Sacramento development graph →

Developments deserving closer investigation (6)

On this parcel & within ½ mile

G St TownhomesIssuedNo new record in 5.6 yr
On this parcel
Active in "Issued" for 5.6 yr (first record Mar 10, 2021) with no new permit activity recorded in 5.6 yr.
Washington CommonsIssuedNo new record in 4.5 yr35 units
390 ft E
Active in "Issued" for 4.5 yr (first record May 4, 2022) with no new permit activity recorded in 4.5 yr. High-impact scale (35 housing units across 0 permits).
The KindIssuedNo new record in 5.5 yr74 units
400 ft N
Active in "Issued" for 5.5 yr (first record Apr 16, 2021) with no new permit activity recorded in 5.5 yr. High-impact scale (74 housing units, 23 deed-restricted affordable across 0 permits).
The KindIssuedNo new record in 5.5 yr74 units
400 ft N
Active in "Issued" for 5.5 yr (first record Apr 16, 2021) with no new permit activity recorded in 5.5 yr. High-impact scale (74 housing units across 0 permits).
West Gateway Place Phase IiIssuedNo new record in 3.6 yr60 units
0.24 mi SW
Active in "Issued" for 3.6 yr (first record Mar 24, 2023) with no new permit activity recorded in 3.6 yr. High-impact scale (60 housing units across 0 permits).
40 new homesIssuedNo new record in 7.6 yr40 units
0.28 mi NE
Active in "Issued" for 7.6 yr (first record Mar 21, 2019) with no new permit activity recorded in 7.6 yr. High-impact scale (40 housing units across 0 permits).

Ownership & rental scenario calculator

Prop 13 tax estimate & area benchmarks

Area rent & home-value benchmarks (kept separate from your assumptions)

Click any benchmark to pre-fill the calculator

HUD Small Area Fair Market Rent · ZIP 95691

HUD FY 2026 · 40th-percentile gross rent

Census ACS 5-year median gross rent (all bedroom counts combined):

Washington District$1,435±$229

ZIP 95691$1,687±$151

Area home-value benchmarks (not an appraisal)

ZIP & neighborhood medians

Zillow ZHVI · ZIP 95691(as of September 2026)Data provided by Zillow · typical mid-tier home value in ZIP

$553,390

ACS Median Home Value · Washington DistrictCensus ACS 2020–2024 owner-occupied self-reported median

$531,000±$81,100

ACS Median Home Value · ZIP 95691Census ACS 2020–2024 owner-occupied self-reported median

$555,000±$15,400

1. Purchase, financing & Prop 13 tax reassessment

Purchase price ($)Down payment (%)$100,000Interest rate (%)Loan termClosing costs (%)$10,000

Prop 13 post-purchase property tax estimate

$513/mo ($6,150/yr · 1.23%)

Under 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 ($5,000/yr) + local voter-approved bond debt ($700/yr) + fixed direct levies/Mello-Roos ($450/yr).

Voter bond rate (%)$700/yrDirect levies / Mello-Roos ($/yr)Check Assessor's property value look-up ↗

2. Your rent & operating assumptions

Monthly gross rent ($)Your assumptionVacancy allowance (%)−$95/moManagement (%)$144/moMaintenance (%)$95/moCapEx reserve (%)$95/moInsurance ($/mo)$1,980/yrHOA dues ($/mo)Owner utilities ($/mo)

Insurance & hazard context:

This lot is outside mapped CAL FIRE Fire Hazard Severity Zones and FEMA Special Flood Hazard Areas. California insurance costs still vary widely by roof age, electrical panel, and carrier underwriting; obtain a property-specific quote rather than relying on rules of thumb.

3. Scenario results (based on your assumptions)

Net monthly cash flow: −$1,735
Cash-on-cash return: -18.9%
Cap rate (Year 1 NOI): 1.90%
DSCR (NOI / debt): 0.31x
Break-even gross rent: $4,142/mo
Break-even vacancy: 0% (negative at full occ.)

Monthly cash-flow breakdown (Effective gross $1,805 − Operating $1,012 − Debt $2,528)

Gross scheduled rent$1,900

Vacancy allowance (5%)−$95

Effective gross income$1,805

Prop 13 property tax (1.23%)−$513

Property insurance−$165

Management (8%), maintenance (5%) & CapEx (5%)−$334

Net Operating Income (NOI)+$793

Mortgage principal & interest (400,000 loan)−$2,528

Net monthly cash flow−$1,735

4. Sensitivity & rent-stabilization ceiling (West Sacramento)

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	$1,748/mo	−$1,954/mo	-21.3%	$4,475/mo	−$1,933/mo
Base (your inputs)	Your entered assumptions, 3.0%/yr rent growth	$1,900/mo	−$1,735/mo	-18.9%	$4,142/mo	−$1,607/mo
Optimistic (cap-limited)	+6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by AB 1482 ceiling of 8.6%/yr)	$2,014/mo	−$1,610/mo	-17.6%	$4,046/mo	−$1,359/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.

Common statutory exemption signals under AB 1482

Housing issued a certificate of occupancy within the last 15 years (rolling exemption under AB 1482).
Separately alienable single-family homes or condominiums not owned by a corporation, REIT, or LLC with a corporate member (when required statutory notice is in the lease).
Owner-occupied duplexes where the owner occupied one unit from the start of the tenancy.

Development projects on this parcel

G St Townhomes
Issued1 unitsMar 10, 2021 – Mar 10, 2021

We group related permits and State housing reports into projects. That grouping is our inference, not an official record.

Permit history on this parcel

0 records

No building permits are recorded for this parcel since 2016.

Source: City of West Sacramento Community Development, Building Permits · Geography: parcel (APN) · Retrieved Oct 30, 2026 · West Sacramento publishes each permit's type, current status, and status date, but no description or parcel number. We match permits to parcels by address.

Housing activity reported to the State

Report year	Project / record	Type	Entitled	Permitted	Completed	Deed-restricted
2021	G ST TOWNHOMES(19-10-075)	SFA · Owner	—	1 (Mar 10, 2021)	—	—

Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Oct 26, 2026 · From West Sacramento's Housing Element Annual Progress Reports. A project can appear in several report years as it moves from entitlement to permit to completion.

Zoning & planning

Zoning: WF: Waterfront (West Sacramento)

Source: City of West Sacramento GIS, Zoning · Geography: zoning district polygon at parcel point · Retrieved Oct 30, 2026

Parcel facts

Lot size: 1,238 sq ft
Tax rate area: 004005
Assessor land use: —
Addresses on parcel: 1

Source: Yolo County GIS, Parcels · Geography: parcel · Retrieved Oct 30, 2026

Official records

Assessor's property value look-up
Look up parcel 010-432-012 (Yolo County Assessor). Assessed value is not market value.
Property tax bill
Search by parcel number 010-432-012 (Yolo County Tax Collector)
Assessor's parcel map
Map book 010, page 43
FEMA Flood Map Service Center
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.

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

$1,748/mo

−$1,954/mo

-21.3%

$4,475/mo

−$1,933/mo

Base (your inputs)

Your entered assumptions, 3.0%/yr rent growth

$1,900/mo

−$1,735/mo

-18.9%

$4,142/mo

−$1,607/mo

Optimistic (cap-limited)

+6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by AB 1482 ceiling of 8.6%/yr)

$2,014/mo

−$1,610/mo

-17.6%

$4,046/mo

−$1,359/mo

Report year

Project / record

Type

Entitled

Permitted

Completed

Deed-restricted

2021

G ST TOWNHOMES(19-10-075)

SFA · Owner

—

1 (Mar 10, 2021)

—