786 Whitewater Ct
West Sacramento 95691 · The Rivers · West Sacramento · Coordinates: 38.59839, -121.52059
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 $527,000 ($464,000–$590,000).
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
Watchouts & Due Diligence
- ! Delayed or open permit activity on this parcel
New home: Active in "Issued" for 2.1 yr (first record Oct 21, 2024) with no new permit activity recorded in 2.1 yr.
Source: City of West Sacramento Community Development, Building Permits (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Rivers 202 (280 ft 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 (~$6,458/yr at $527,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$538/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:
- 3,041 sq ft (0.07 ac)
- Assessor use:
- —
- Tax rate area:
- 004079
- Addresses on lot:
- 786 WHITEWATER COURT
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: $464,000 – $590,000 · 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 2.1 yr (first record Oct 21, 2024) with no new permit activity recorded in 2.1 yr.
- Rivers 202 (Issued)280 ft N
Active in "Issued" for 17 mo (first record Jun 20, 2025) with no new permit activity recorded in 17 mo.
- Rivers 202 (Issued)280 ft NE
Active in "Issued" for 17 mo (first record Jun 2, 2025) with no new permit activity recorded in 17 mo.
- Rivers 202 (Issued)290 ft NE
Active in "Issued" for 18 mo (first record May 20, 2025) with no new permit activity recorded in 18 mo.
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 2024).