326 1st Ave S
Pacheco 94553 · Unincorporated Contra Costa · Coordinates: 37.98268, -122.07656
Executive Verdict · Public-Records Synthesis
Zoned R-7 in Unincorporated Contra Costa with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $778,000 ($661,000–$895,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R-7 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 9,583 sq ft lot.
Source: Unincorporated Contra Costa zoning · CA Gov. Code 66314 & 65852.21
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: minimal flood hazard)
all of the lot of the parcel intersects Zone X: minimal flood hazard. Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! 6 slow or stalled nearby projects within ½ mile
Closest lead: New home (270 ft E, entitled). Inspect timeline history before assuming near-term completion.
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) · HCD APR (½-mile radius)
- ! Bulk building permits not published for Unincorporated Contra Costa
Permit counts and nearby activity on this page may omit municipal counter records. Request a parcel permit report directly from the local building department.
Source: Source coverage registry (Unincorporated Contra Costa)
- ! Year 1 Prop 13 tax reset (~$9,630/yr at $778,000)
Sale triggers reassessment to 1.00% base + ~0.18% voter debt (~$803/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:
- 9,583 sq ft (0.22 ac)
- Assessor use:
- Single Family, 1 residence on 1 site, with or without
- Tax rate area:
- 79267
- Addresses on lot:
- 326 1ST AVE
Zoning & Land Use
R-7 — Single Family Residential (Unincorporated Contra Costa)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R-7 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned R-7, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R-7, a single-family residential zone. The lot is 9,583 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
- Zone X: minimal flood hazard (all of the lot) · FIRM panel 06013C0277F, effective June 16, 2009
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $661,000 – $895,000 · Status: Off market
HUD Small Area FMR (ZIP 94553) · FY 2026
Studio $2,030 · 1BR $2,260 · 2BR $2,760 · 3BR $3,530 · 4BR $4,180
Nearby Activity (½ mile radius, since —)
2 active or recent development projects (2 housing units across completed, permitted, and pipeline stages) and 0 total building permits recorded within ½ mile.
Developments Deserving Closer Investigation & Active Area Builders
- New home (Entitled)270 ft E
Active in "Entitled" for 18 mo (first record May 27, 2025) with no new permit activity recorded in 18 mo.
- New home (Issued)380 ft E
Active in "Issued" for 3.2 yr (first record Sep 14, 2023) with no new permit activity recorded in 3.2 yr.
- New home (Issued)0.24 mi S
Active in "Issued" for 7.2 yr (first record Aug 29, 2019) with no new permit activity recorded in 7.2 yr.
- New home (Entitled)0.27 mi NE
Active in "Entitled" for 4.4 yr (first record Jun 27, 2022) with no new permit activity recorded in 4.4 yr.
Permit & Project History on This Parcel (0 permits, 0 grouped projects)
No building permits recorded on this parcel in our dataset.