West Sacramento 95691 · The Rivers · APN 014-832-013 · West Sacramento
Zoned R-2 in West Sacramento with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $551,000 ($485,000–$617,000).
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
Zone R-2 allows residential use qualifying for ministerial ADU review under state law.
Source: West Sacramento zoning · CA Gov. Code 66314
Rivers 202: Active in "Issued" for 2.9 yr (first record Dec 20, 2023) with no new permit activity recorded in 2.9 yr.
Source: City of West Sacramento Community Development, Building Permits (review-time benchmark)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$551,000
Benchmark range: $485,000 – $617,000
Closest lead: New home (160 ft W, issued). Inspect timeline history before assuming near-term completion.
Source: City of West Sacramento Community Development, Building Permits · HCD APR (½-mile radius)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$561/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
Since November 2024 within ½ mile: 16 permitted.
16 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.
306 permits within ½ mile since November 2024
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.
Source: City of West Sacramento Community Development, Building Permits · Geography: permits located by parcel, ½ mile radius · Retrieved Nov 14, 2026
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.
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 Nov 14, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Nov 9, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Nov 9, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Nov 9, 2026) · Zoning classes: our classification of R-2 as multifamily residential, checked against the zone description on Oct 24, 2026
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.
Permit issued and active for 2.9 yr (first record Dec 20, 2023), with no completion or new permit record in 2.9 yr. · 1 unit
Permit issued and active for 2.5 yr (first record May 1, 2024), with no completion or new permit record in 2.5 yr. · 1 unit
Permit issued and active for 2.5 yr (first record May 1, 2024), with no completion or new permit record in 2.5 yr. · 1 unit
Permit issued and active for 2.5 yr (first record May 1, 2024), with no completion or new permit record in 2.5 yr. · 1 unit
Permit issued and active for 2.5 yr (first record May 1, 2024), with no completion or new permit record in 2.5 yr. · 1 unit
Permit issued and active for 2.5 yr (first record May 1, 2024), with no completion or new permit record in 2.5 yr. · 1 unit
Nearby fire alarm / sprinkler (425 Regatta Ln #105): First appeared in published agency feed
Record 26CAP00000005Z2 · Detected between snapshots
Source: City of West Sacramento Community Development, Building Permits · Snapshot diff within ½ mile
Nearby roof replacement (664 Cummins Way): Status changed from Permitted to Finaled
Record 26CAP00000004D3 · Detected between snapshots
Source: City of West Sacramento Community Development, Building Permits · Snapshot diff within ½ mile
Nearby roof replacement (664 Cummins Way): Issued date changed from 2026-08-17 to (blank)
Record 26CAP00000004D3 · Detected between snapshots
Source: City of West Sacramento Community Development, Building Permits · Snapshot diff within ½ mile
Nearby other (215 Classic Ct): Status changed from Permitted to Finaled
Record 26CAP0000000315 · Detected between snapshots
Source: City of West Sacramento Community Development, Building Permits · Snapshot diff within ½ mile
Nearby other (215 Classic Ct): Issued date changed from 2026-06-09 to (blank)
Record 26CAP0000000315 · Detected between snapshots
Source: City of West Sacramento Community Development, Building Permits · Snapshot diff within ½ mile
Nearby other (572 Watercourse Ln): No longer present in latest agency feed
Record 21CAP00000006L0 · Detected between snapshots
Source: City of West Sacramento Community Development, Building Permits · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (815 Wedgewood Ct): No longer present in latest agency feed
Record 21CAP00000006J9 · Detected between snapshots
Source: City of West Sacramento Community Development, Building Permits · Snapshot diff within ½ mile
Nearby electrical / panel (615 Welland Way): No longer present in latest agency feed
Record 21CAP00000006JG · Detected between snapshots
Source: City of West Sacramento Community Development, Building Permits · Snapshot diff within ½ mile
Nearby other (590 River Crest Dr): First appeared in published agency feed
Record 26CAP00000005V5 · Detected between snapshots
Source: City of West Sacramento Community Development, Building Permits · Snapshot diff within ½ mile
Nearby other (808 Whitewater Ct): Status changed from Permitted to Finaled
Record 25CAP00000006XG · Detected between snapshots
Source: City of West Sacramento Community Development, Building Permits · Snapshot diff within ½ mile
Nearby other (808 Whitewater Ct): Issued date changed from 2025-11-17 to (blank)
Record 25CAP00000006XG · Detected between snapshots
Source: City of West Sacramento Community Development, Building Permits · Snapshot diff within ½ mile
Nearby hvac / heat pump (200 Woodhaven Pl): Status changed from Plan Check to Permitted
Record 26CAP00000005SI · Detected between snapshots
Source: City of West Sacramento Community Development, Building Permits · Snapshot diff within ½ mile
Nearby hvac / heat pump (200 Woodhaven Pl): Issued date changed from (blank) to 2026-11-02
Record 26CAP00000005SI · Detected between snapshots
Source: City of West Sacramento Community Development, Building Permits · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (401 Woodhaven Pl): First appeared in published agency feed
Record 26CAP00000005U3 · Detected between snapshots
Source: City of West Sacramento Community Development, Building Permits · Snapshot diff within ½ mile
Nearby other (622 Welland Way): No longer present in latest agency feed
Record 21CAP00000006HP · Detected between snapshots
Source: City of West Sacramento Community Development, Building Permits · Snapshot diff within ½ mile
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 →Active in "Issued" for 2.9 yr (first record Dec 20, 2023) with no new permit activity recorded in 2.9 yr.
Active in "Issued" for 2.1 yr (first record Oct 21, 2024) with no new permit activity recorded in 2.1 yr.
Active in "Issued" for 2.1 yr (first record Oct 21, 2024) with no new permit activity recorded in 2.1 yr.
Active in "Issued" for 22 mo (first record Jan 17, 2025) with no new permit activity recorded in 22 mo.
Active in "Issued" for 22 mo (first record Jan 17, 2025) with no new permit activity recorded in 22 mo.
Active in "Issued" for 2.5 yr (first record May 1, 2024) with no new permit activity recorded in 2.5 yr.
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| Remodel / interior alteration | 81 | 0d | 0d | 0d | 0d | 0d |
Source: City of West Sacramento Community Development, Building Permits · Computed from issued permits with recorded application and issuance dates over the trailing 60 months. Categories with fewer than 20 permits are excluded.
HUD Small Area Fair Market Rent · ZIP 95691
HUD FY 2026 · 40th-percentile gross rentCensus ACS 5-year median gross rent (all bedroom counts combined):
Area home-value benchmarks (not an appraisal)
ZIP & neighborhood mediansUnder 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 ($5,500/yr) + local voter-approved bond debt ($770/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
Model adding a backyard ADU or garage conversion under California's Prop 13 blended new-construction assessment (existing house & land tax base stays intact; only ADU build cost is assessed) and SB 13 impact-fee rules.
−$24,426/yr
Cash needed: $121,000
NOI: $8,947/yr
P&I: $2,781/mo
For $0/mo net cash flow
At $1,900/mo gross rent
| 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 | −$2,254/mo | -22.4% | $4,894/mo | −$2,237/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $1,900/mo | −$2,035/mo | -20.2% | $4,530/mo | −$1,911/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 | −$1,910/mo | -18.9% | $4,425/mo | −$1,663/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.
Issued1 unitsDec 20, 2023 – Dec 20, 2023
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
No building permits are recorded for this parcel since 2016.
Source: City of West Sacramento Community Development, Building Permits · Geography: parcel (APN) · Retrieved Nov 14, 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.
| Report year | Project / record | Type | Entitled | Permitted | Completed | Deed-restricted |
|---|---|---|---|---|---|---|
| 2023 | Rivers 202(23-10-186E) | SFD · Owner | — | 1 (Dec 20, 2023) | — | — |
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Nov 9, 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.
Source: City of West Sacramento GIS, Zoning · Geography: zoning district polygon at parcel point · Retrieved Nov 14, 2026
0.12 acres
Assessor's classification for assessment purposes. This is not zoning.
431 DOUGLAS STREET
Source: Yolo County GIS, Parcels · Geography: parcel · Retrieved Nov 14, 2026
Look up parcel 014-832-013 (Yolo County Assessor). Assessed value is not market value.
Search by parcel number 014-832-013 (Yolo County Tax Collector)
Map book 014, page 83
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.