204 Mckays Point Pl
West Sacramento 95691 · The Rivers · West Sacramento · Coordinates: 38.60076, -121.51622
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 $586,000 ($516,000–$656,000).
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 11,441 sq ft lot.
Source: West Sacramento zoning · CA Gov. Code 66314 & 65852.21
Watchouts & Due Diligence
- ! Delayed or open permit activity on this parcel
The Rivers Ii: Active in "Issued" for 4.6 yr (first record Apr 7, 2022) with no new permit activity recorded in 4.6 yr.
Source: City of West Sacramento Community Development, Building Permits (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Demolition at 0 Gateway Oaks Dr (0.45 mi N, 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 (~$7,130/yr at $586,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$594/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:
- 11,441 sq ft (0.26 ac)
- Assessor use:
- —
- Tax rate area:
- 004079
- Addresses on lot:
- 204 MCKAYS POINT PLACE
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 11,441 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: $516,000 – $656,000 · 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
- The Rivers Ii (Issued)On this parcel
Active in "Issued" for 4.6 yr (first record Apr 7, 2022) with no new permit activity recorded in 4.6 yr.
- Demolition at 0 Gateway Oaks Dr (Issued)0.45 mi N
Active in "Issued" for 16 mo (first record Jul 23, 2025) with no new permit activity recorded in 14 mo. High-impact scale ($1,500,000 declared valuation across 7 permits).
- New home (Issued)0.14 mi SW
Active in "Issued" for 2.5 yr (first record May 1, 2024) with no new permit activity recorded in 2.5 yr.
- New home (Issued)0.14 mi SW
Active in "Issued" for 2.5 yr (first record May 1, 2024) with no new permit activity recorded in 2.5 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 2022).