2789 Elderberry St

West Sacramento 95691 · Northeast Village · APN 046-831-003 · West Sacramento

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

For saleLast soldEst. price

What's changing nearby

Since October 2024 within ½ mile: 4 homes completed, 27 permitted, 3 proposed or in review.

32 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.

358 permits within ½ mile since October 2024

Adds housing (ADU)5 · 7 units
Demolition2
Additions & renovations19
Building systems197
Repairs2
Other133

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 31, 2026

Estimated price, listing status & sales records

Benchmark valuation & transaction history

Estimated PriceZHVI + ACS + Permits

$573,000

Benchmark range: $504,000 – $642,000

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% Northeast Village ACS median ($638,827); $579,021
2. Parcel & lot adjustment (0.99×): Single-family lot (5,227 sq ft, −1.1% lot-size adjustment vs 6,000 sq ft standard lot); −$6,389
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 R1-B (single-family residential): state law allows ADUs where homes are allowed.

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

Likely eligible

Zoned R1-B, 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

Likely eligible

Zoned R1-B, a single-family residential zone.
The lot is 5,227 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.

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 06113C0645G, 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 31, 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 R1-B as single-family residential, checked against the zone description on Oct 24, 2026

Property & area intelligence timeline

90 events · 35 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 (35)

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

StalledNewport 12Issued
On this parcel
Permit issued and active for 3.4 yr (first record Jun 6, 2023), with no completion or new permit record in 3.4 yr. · 1 unit
StalledNewport 12Issued
240 ft NW
Permit issued and active for 3.5 yr (first record May 2, 2023), with no completion or new permit record in 3.5 yr. · 1 unit
StalledNewport 12Issued
130 ft NW
Permit issued and active for 3.4 yr (first record Jun 6, 2023), with no completion or new permit record in 3.4 yr. · 1 unit
StalledNewport 12Issued
140 ft NW
Permit issued and active for 3.4 yr (first record Jun 6, 2023), with no completion or new permit record in 3.4 yr. · 1 unit
StalledNewport 12Issued
90 ft W
Permit issued and active for 3.4 yr (first record Jun 6, 2023), with no completion or new permit record in 3.4 yr. · 1 unit
StalledNewport 12Issued
90 ft SW
Permit issued and active for 3.4 yr (first record Jun 6, 2023), with no completion or new permit record in 3.4 yr. · 1 unit

202615 events

Oct 30, 2026 – Oct 31, 2026Snapshot windowNearby snapshot change
310 ft NE
Nearby other (2763 Moonflower St): Status changed from Permitted to Finaled
Record 26CAP00000001V9 · Detected between snapshots
Source: City of West Sacramento Community Development, Building Permits · Snapshot diff within ½ mile
Oct 30, 2026 – Oct 31, 2026Snapshot windowNearby snapshot change
310 ft NE
Nearby other (2763 Moonflower St): Issued date changed from 2026-04-09 to (blank)
Record 26CAP00000001V9 · Detected between snapshots
Source: City of West Sacramento Community Development, Building Permits · Snapshot diff within ½ mile
Oct 30, 2026 – Oct 31, 2026Snapshot windowNearby snapshot change
390 ft NE
Nearby other (2757 Moonflower St): Status changed from Permitted to Finaled
Record 26CAP00000001VI · Detected between snapshots
Source: City of West Sacramento Community Development, Building Permits · Snapshot diff within ½ mile
Oct 30, 2026 – Oct 31, 2026Snapshot windowNearby snapshot change
390 ft NE
Nearby other (2757 Moonflower St): Issued date changed from 2026-04-09 to (blank)
Record 26CAP00000001VI · Detected between snapshots
Source: City of West Sacramento Community Development, Building Permits · Snapshot diff within ½ mile
Oct 30, 2026 – Oct 31, 2026Snapshot windowNearby snapshot change
0.12 mi NE
Nearby other (1202 Wild Rose Pl): Status changed from Permitted to Finaled
Record 26CAP00000001VP · Detected between snapshots
Source: City of West Sacramento Community Development, Building Permits · Snapshot diff within ½ mile
Oct 30, 2026 – Oct 31, 2026Snapshot windowNearby snapshot change
0.12 mi NE
Nearby other (1202 Wild Rose Pl): Issued date changed from 2026-04-10 to (blank)
Record 26CAP00000001VP · Detected between snapshots
Source: City of West Sacramento Community Development, Building Permits · Snapshot diff within ½ mile
Oct 30, 2026 – Oct 31, 2026Snapshot windowNearby snapshot change
0.38 mi W
Nearby hvac / heat pump (1569 Greenbrier Rd): Status changed from Permitted to Finaled
Record 26CAP00000004PK · Detected between snapshots
Source: City of West Sacramento Community Development, Building Permits · Snapshot diff within ½ mile
Oct 30, 2026 – Oct 31, 2026Snapshot windowNearby snapshot change
0.38 mi W
Nearby hvac / heat pump (1569 Greenbrier Rd): Issued date changed from 2026-09-02 to (blank)
Record 26CAP00000004PK · Detected between snapshots
Source: City of West Sacramento Community Development, Building Permits · Snapshot diff within ½ mile
Oct 29, 2026 – Oct 30, 2026Snapshot windowNearby snapshot change
0.17 mi N
Nearby other (1229 Purple Lupine Pl): Status changed from Permitted to Finaled
Record 26CAP00000002Y1 · Detected between snapshots
Source: City of West Sacramento Community Development, Building Permits · Snapshot diff within ½ mile
Oct 29, 2026 – Oct 30, 2026Snapshot windowNearby snapshot change
0.17 mi N
Nearby other (1229 Purple Lupine Pl): Issued date changed from 2026-06-05 to (blank)
Record 26CAP00000002Y1 · Detected between snapshots
Source: City of West Sacramento Community Development, Building Permits · Snapshot diff within ½ mile
Oct 29, 2026 – Oct 30, 2026Snapshot windowNearby snapshot change
0.17 mi N
Nearby other (1221 Purple Lupine Pl): Status changed from Permitted to Finaled
Record 26CAP00000002Y9 · Detected between snapshots
Source: City of West Sacramento Community Development, Building Permits · Snapshot diff within ½ mile
Oct 29, 2026 – Oct 30, 2026Snapshot windowNearby snapshot change
0.17 mi N
Nearby other (1221 Purple Lupine Pl): Issued date changed from 2026-06-05 to (blank)
Record 26CAP00000002Y9 · Detected between snapshots
Source: City of West Sacramento Community Development, Building Permits · Snapshot diff within ½ mile
Oct 29, 2026 – Oct 30, 2026Snapshot windowNearby snapshot change
0.41 mi S
Nearby other (1285 Linden Rd): No longer present in latest agency feed
Record 21CAP00000006DZ · Detected between snapshots
Source: City of West Sacramento Community Development, Building Permits · Snapshot diff within ½ mile
Oct 28, 2026 – Oct 29, 2026Snapshot windowNearby snapshot change
0.38 mi N
Nearby hvac / heat pump (1277 Cold Springs Rd): Status changed from Permitted to Finaled
Record 26CAP000000048P · Detected between snapshots
Source: City of West Sacramento Community Development, Building Permits · Snapshot diff within ½ mile
Oct 28, 2026 – Oct 29, 2026Snapshot windowNearby snapshot change
0.38 mi N
Nearby hvac / heat pump (1277 Cold Springs Rd): Issued date changed from 2026-08-12 to (blank)
Record 26CAP000000048P · Detected between snapshots
Source: City of West Sacramento Community Development, Building Permits · Snapshot diff within ½ mile

Showing 15 of 90 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

Newport 12IssuedNo new record in 3.4 yr
On this parcel
Active in "Issued" for 3.4 yr (first record Jun 6, 2023) with no new permit activity recorded in 3.4 yr.
Newport 12IssuedNo new record in 3.4 yr
90 ft SW
Active in "Issued" for 3.4 yr (first record Jun 6, 2023) with no new permit activity recorded in 3.4 yr.
Newport 12IssuedNo new record in 3.4 yr
90 ft W
Active in "Issued" for 3.4 yr (first record Jun 6, 2023) with no new permit activity recorded in 3.4 yr.
Newport 12IssuedNo new record in 3.3 yr
90 ft NW
Active in "Issued" for 3.3 yr (first record Jul 11, 2023) with no new permit activity recorded in 3.3 yr.
Newport 12IssuedNo new record in 3.4 yr
100 ft NW
Active in "Issued" for 3.4 yr (first record Jun 6, 2023) with no new permit activity recorded in 3.4 yr.
Newport 12IssuedNo new record in 3.4 yr
110 ft SW
Active in "Issued" for 3.4 yr (first record Jun 6, 2023) with no new permit activity recorded in 3.4 yr.

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):

Northeast Village$2,534±$224

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 · Northeast VillageCensus ACS 2020–2024 owner-occupied self-reported median

$639,000±$70,600

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 (%)$115,000Interest rate (%)Loan termClosing costs (%)$11,500

Prop 13 post-purchase property tax estimate

$584/mo ($7,005/yr · 1.22%)

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 ($5,750/yr) + local voter-approved bond debt ($805/yr) + fixed direct levies/Mello-Roos ($450/yr).

Voter bond rate (%)$805/yrDirect levies / Mello-Roos ($/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: −$2,186
Cash-on-cash return: -20.7%
Cap rate (Year 1 NOI): 1.51%
DSCR (NOI / debt): 0.25x
Break-even gross rent: $4,724/mo
Break-even vacancy: 0% (negative at full occ.)

Monthly cash-flow breakdown (Effective gross $1,805 − Operating $1,083 − Debt $2,908)

Gross scheduled rent$1,900

Vacancy allowance (5%)−$95

Effective gross income$1,805

Prop 13 property tax (1.22%)−$584

Property insurance−$165

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

Net Operating Income (NOI)+$722

Mortgage principal & interest (460,000 loan)−$2,908

Net monthly cash flow−$2,186

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	−$2,404/mo	-22.8%	$5,104/mo	−$2,389/mo
Base (your inputs)	Your entered assumptions, 3.0%/yr rent growth	$1,900/mo	−$2,186/mo	-20.7%	$4,724/mo	−$2,063/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	−$2,060/mo	-19.5%	$4,614/mo	−$1,815/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

Newport 12
Issued1 unitsJun 6, 2023 – Jun 6, 2023

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 31, 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
2023	Newport 12(22-12-222E)	SFD · Owner	—	1 (Jun 6, 2023)	—	—

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: R1-B: Residential One Family (West Sacramento)

Source: City of West Sacramento GIS, Zoning · Geography: zoning district polygon at parcel point · Retrieved Oct 31, 2026

Parcel facts

Lot size: 5,227 sq ft
Tax rate area: 004039
Assessor land use: —
Addresses on parcel: 1

Source: Yolo County GIS, Parcels · Geography: parcel · Retrieved Oct 31, 2026

Official records

Assessor's property value look-up
Look up parcel 046-831-003 (Yolo County Assessor). Assessed value is not market value.
Property tax bill
Search by parcel number 046-831-003 (Yolo County Tax Collector)
Assessor's parcel map
Map book 046, page 83
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

−$2,404/mo

-22.8%

$5,104/mo

−$2,389/mo

Base (your inputs)

Your entered assumptions, 3.0%/yr rent growth

$1,900/mo

−$2,186/mo

-20.7%

$4,724/mo

−$2,063/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

−$2,060/mo

-19.5%

$4,614/mo

−$1,815/mo

Report year

Project / record

Type

Entitled

Permitted

Completed

Deed-restricted

2023

Newport 12(22-12-222E)

SFD · Owner

—

1 (Jun 6, 2023)

—