1251 Button Willow Rd
West Sacramento 95691 · Northeast Village · West Sacramento · Coordinates: 38.54482, -121.51638
Executive Verdict · Public-Records Synthesis
Zoned R1-B in West Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $573,000 ($504,000–$642,000).
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-B supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 5,227 sq ft lot.
Source: West Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ 1 documented municipal building permit on file
On-parcel permit history is indexed through Aug 19, 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
Newport 13: Active in "Issued" for 16 mo (first record Jul 9, 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: Newport 13 (80 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 (~$6,982/yr at $573,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$582/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:
- 5,227 sq ft (0.12 ac)
- Assessor use:
- —
- Tax rate area:
- 004039
- Addresses on lot:
- 1251 BUTTON WILLOW ROAD
Zoning & Land Use
R1-B — Residential One Family (West Sacramento)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R1-B (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned R1-B, a single-family residential zone.
- SB 9: split into two lotsLikely 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.
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 06113C0645G, 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: $504,000 – $642,000 · 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
- Newport 13 (Issued)On this parcel
Active in "Issued" for 16 mo (first record Jul 9, 2025) with no new permit activity recorded in 16 mo.
- Newport 13 (Issued)80 ft N
Active in "Issued" for 16 mo (first record Jul 9, 2025) with no new permit activity recorded in 16 mo.
- Newport 13 (Issued)80 ft NE
Active in "Issued" for 16 mo (first record Jul 9, 2025) with no new permit activity recorded in 16 mo.
- Newport 13 (Issued)100 ft N
Active in "Issued" for 16 mo (first record Jul 9, 2025) with no new permit activity recorded in 16 mo.
Permit & Project History on This Parcel (1 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 25CAP000000054F | Fire alarm / sprinkler | Finaled | App. Aug 19, 2025 | $3,283 | — |
State HCD Housing Element APR records on this parcel: 1 entry (report years 2025).