1604 Sacramento Ave
West Sacramento 95691 · Bryte · West Sacramento · Coordinates: 38.59128, -121.53974
Executive Verdict · Public-Records Synthesis
Zoned MU-NC in West Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $538,000 ($473,000–$603,000).
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 MU-NC allows residential use qualifying for ministerial ADU review under state law.
Source: West Sacramento zoning · CA Gov. Code 66314
- ✓ 1 documented municipal building permit on file
On-parcel permit history is indexed through Aug 27, 2025, 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 16 mo (first record Jul 23, 2025) with no new permit activity recorded in 16 mo.
Source: City of West Sacramento Community Development, Building Permits (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: New home (460 ft E, 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 (~$6,583/yr at $538,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$549/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:
- 10,230 sq ft (0.23 ac)
- Assessor use:
- SFR (non-conforming)
- Tax rate area:
- 004025
- Addresses on lot:
- 1604 SACRAMENTO AVENUE; 1608 SACRAMENTO AVENUE
Zoning & Land Use
MU-NC — Mixed Use Neighborhood Commercial (West Sacramento)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned MU-NC (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.
- SB 9: two homes on the lotUnlikely
Zoned MU-NC (mixed use), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned MU-NC (mixed use), 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: $473,000 – $603,000 · 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 16 mo (first record Jul 23, 2025) with no new permit activity recorded in 16 mo.
- New home (Issued)460 ft E
Active in "Issued" for 4.5 yr (first record May 27, 2022) with no new permit activity recorded in 4.5 yr.
- New home (Issued)0.14 mi N
Active in "Issued" for 2 yr (first record Oct 29, 2024) with no new permit activity recorded in 2 yr.
- New home (Issued)0.16 mi S
Active in "Issued" for 4.1 yr (first record Sep 28, 2022) with no new permit activity recorded in 4.1 yr.
Permit & Project History on This Parcel (1 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 25CAP00000005A3 | Other | Finaled | App. Aug 27, 2025 | $7,000 | — |
State HCD Housing Element APR records on this parcel: 1 entry (report years 2025).