Neighborhood
West Sherman Acres
Pleasant Hill, California US
West Sherman Acres, Pleasant Hill, California has an investment profile marked by a 3.6 gross yield, prices in line with Pleasant Hill and about 6% above California, and a 6.8 decline over the past year. The neighborhood carries a Red Flag score of 58, walkability of 72, and education in the 30th percentile. The main strength is walkability; the main risk is the moderate Red Flag score.
AI Summary•Updated May 2026
Area
0.78 mi²
ZIP Code
94523
County
Contra Costa County
State
California
Redfin — median sale & volumeZillow ZORI — asking rentFEMA National Risk Index v1.20OpenStreetMap — POIFBI UCR — state crimeEPA — radon zonesWashU ACAG — satellite PM2.5EPA FRS / BTS — hazard screeningUS Census ACS / TIGER 2024
Verified Price · Median Sale
$948,718
YoY-6.8%
Gross Rental Yield
3.5%
Listed rent · ZORI annualized
Red Flag Index
Moderate
58 / 100
Walkability Score
72
OpenStreetMap POI density · national percentile
Education Score
30 / 100
Pre-pandemic SEDA (2018/19) · district proxy
AI Score
41
DistrictScore attractiveness · national model
West Sherman Acres Property Prices & Rental Yield
Verified Redfin sale data and Zillow ZORI asking rent for West Sherman Acres, Pleasant Hill.
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Sign in to view — freeMarket Economics Snapshot
May 2026| Metric | Value | YoY |
|---|---|---|
| Median Sale Price | $948,718 | -6.8% |
| Price / Sq Ft (Verified) | $596/sqft | -2.2% |
| Asking Rent (Median) | $2,810/mo | +1.8% |
| Gross Rental Yield | 3.5% | — |
| Liquidity Score | 31 / 100 | Low |
| Homes Sold (Period) | 92 | +12.2% |
Is West Sherman Acres Safe? Natural-Hazard Risk
FEMA National Risk Index composite across eight hazards, plus inherited California crime context.
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Sign in to view — free What Stands Out AI Insight
Highly walkable neighborhood — score 72/100
Active transaction volume — 92 homes sold last period
Flood risk is Very High (100/100)
Earthquake risk is Very High (100/100)
Insights are generated from West Sherman Acres's live DistrictScore metrics.
West Sherman Acres Environment & Safety
Satellite PM2.5 air-quality history, FBI UCR crime trend (California-level, the finest official aggregation), EPA radon potential and point-source hazard screening.
Air Quality — PM2.5
2015–20245.2 µg/m³ Meets EPA, above WHO guideline-20.7% since 2015
EPA 9WHO 5
20152024
Annual mean fine-particle (PM2.5) concentration at the West Sherman Acres centroid, satellite-derived (ACAG). References: WHO guideline 5 µg/m³ · EPA annual standard 9 µg/m³. Latest year ranks worse than 24% of U.S. neighborhoods.
California Crime Trend
FBI UCR20132024
All crimes / 1k
Violent / 1k
| Year | Crimes / 1k | Violent / 1k | YoY |
|---|---|---|---|
| 2024 | 25.6 | 4.9 | -8.9% |
| 2023 | 28.3 | 5.1 | -0.7% |
| 2022 | 28.6 | 5.0 | +8.0% |
| 2021 | 26.5 | 4.8 | +1.9% |
| 2020 | 25.8 | 4.4 | -7.3% |
| 2019 | 27.8 | 4.4 | — |
Reported at the state level — the finest official US crime aggregation; West Sherman Acres inherits the California figures.
Radon Potential
EPAZone 2
Zone 2 — Moderate potential · West Sherman Acres
EPA radon zones estimate indoor radon potential county-wide (Zone 1 highest, Zone 3 lowest). Testing is recommended in all zones.
Environmental Hazards
EPA / BTSIndustrial odor4 nearbyVery High
Point-source screening near West Sherman Acres: EPA Superfund National Priorities List & Facility Registry (2026), BTS aviation noise (2020, 24-hour average level). Superfund shows distance to the nearest listed site; odor shows detected sources within the screening radius. Only detected sources are listed; the bar shows severity vs. all U.S. neighborhoods.
Walkability & Amenities in West Sherman Acres
Amenity density and pedestrian access from OpenStreetMap points of interest.
Walkability & Amenities
OpenStreetMap POI72
Very Walkable
Walkability Score
3
Grocery
33
Dining
3
Schools
1
Universities
1
Hospitals
1
Pharmacies
3
Parks
0
Rail Transit
0
Coworking
POI counts are amenities within West Sherman Acres's boundary plus a 400 m walk buffer. Rail transit excludes bus stops.
West Sherman Acres vs Pleasant Hill vs California
How West Sherman Acres benchmarks against its city and state medians.
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Sign in to view — freeBuying Property in the US as a Foreigner
Federal & California tax facts for non-resident buyers, plus the latest local market news.
Buying as a Foreigner
US Tax & OwnershipApplies to everyone7
Capital Gains (Federal)
Long-term capital gains taxed federally at 0/15/20%, plus a 3.8% Net Investment Income Tax on higher incomes (2026).
Property Tax
Property tax: ~0.69% average effective rate (statewide average; set and collected locally).
State Income Tax
State income tax up to 13.3%; rental income is taxed at these rates.
State Capital Gains
Capital gains are taxed as ordinary income at state rates.
Transfer Tax
Real estate transfer tax: documentary transfer tax $0.55 per $500 + local.
Assessment Cap
Prop 13 caps assessed-value growth at 2%/yr; property is reassessed to market value when you buy.
Mansion Tax / Rent Control
No statewide mansion tax (LA has a local one); statewide rent control caps increases at 5%+CPI (AB 1482).
US citizens & tax residents8
Primary-Home Exclusion
Selling your main home: exclude up to $250k of gain (single) / $500k (married) if you owned and lived there 2 of the last 5 years.
1031 Like-Kind Exchange
A 1031 like-kind exchange defers capital gains tax on investment property; 45 days to identify, 180 to close. Real estate only.
Depreciation Recapture
Residential rentals depreciate over 27.5 years; on sale, recaptured depreciation is taxed up to 25% (Section 1250).
Mortgage Interest Deduction
Mortgage interest is deductible on up to $750k of home debt. The SALT cap rose to $40,000 for 2025-2029 (reverts to $10k in 2030).
Opportunity Zones
Opportunity Zones are now permanent (2025): reinvested capital gains get deferral plus a basis step-up, and are tax-free after 10 years.
Rental Income (Resident)
Rental income is reported on Schedule E; passive-loss rules (Section 469) limit deducting rental losses against other income.
Senior & Veteran Exemptions
Disabled-veteran property-tax exemption (~$161,083 in 2025, more if low-income); senior programs available.
1031 State Conformity
California conforms to 1031 but claws back deferred CA-source gain (Form FTB 3840) if you move out of state.
Foreign buyers (non-residents)5
FIRPTA (Foreign Sellers)
FIRPTA: the buyer withholds 15% of the gross sale price when a nonresident sells US property. It is an advance deposit, not the final tax.
Non-Resident Capital Gains
Nonresident sellers pay US capital gains tax (generally 15-20%) on the net gain via Form 1040-NR; FIRPTA withholding is credited.
Non-Resident Rental Tax
Nonresident rental income is taxed at 30% of gross by default, or on net income at graduated rates via a Section 871(d) election (W-8ECI).
Estate Tax (Non-Resident)
Nonresidents get only a $60,000 US estate-tax exemption (vs $13.99M for residents); US property above it is taxed up to 40%. Treaties may help.
ITIN Requirement
Nonresidents without an SSN need an ITIN (Form W-7) to file US tax returns, claim FIRPTA refunds, and report rental income.
Talk to a US real-estate tax advisor
FIRPTA, ITIN & California property-tax guidance for foreign buyers
West Sherman Acres Real Estate FAQ
West Sherman Acres, Pleasant Hill, California has a 3.6 gross yield, prices in line with Pleasant Hill and about 6% above California, and a 6.8 decline over the past year. The Red Flag score is 58, walkability is 72, and education is in the 30th percentile.
Neighborhoods near West Sherman Acres
Compare West Sherman Acres with nearby neighborhoods in Pleasant Hill.
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