Walnut Creek 94597 · APN 170-091-012-6 · Walnut Creek
Since — within ½ mile: 2 homes completed, 2 permitted, 1 proposed or in review.
5 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.
No permit activity recorded within ½ mile.
$1,035,000
Benchmark range: $880,000 – $1,190,000
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.
We don't have building permits for Walnut Creek, so we can't show what has been permitted nearby.
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 Walnut Creek's planning department before relying on it.
Sources: Contra Costa County Department of Conservation and Development, Zoning (unincorporated Contra Costa) (retrieved Oct 26, 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)
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.
In "Entitled" for 6.5 yr (since May 11, 2020), with no new permit record in 6.5 yr. · 34 units
In "Entitled" for 6.1 yr (since Oct 7, 2020), with no new permit record in 6.1 yr. · 1 unit
In "Entitled" for 5.9 yr (since Dec 7, 2020), with no new permit record in 5.9 yr. · 2 units
In "Entitled" for 5.9 yr (since Dec 8, 2020), with no new permit record in 5.9 yr. · 1 unit
Permit issued and active for 5.3 yr (first record Jul 9, 2021), with no completion or new permit record in 5.3 yr. · 1 unit
In "Entitled" for 5.2 yr (since Sep 9, 2021), with no new permit record in 5.2 yr. · 1 unit
Latest published Zillow Home Value Index (ZHVI) update
Changed from $959,842 in September 2025 to $972,248 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94597 (not a parcel appraisal)
1 unit
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
1 unit
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
Annual ZIP 94597 home-value index checkpoint
Changed from $982,209 in September 2024 to $959,842 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94597 (not a parcel appraisal)
1 unit
Records span Jul 9, 2024 to Jul 15, 2025 (0 permits).
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
Building permit reported to State HCD for 1 housing unit (WALNUT CREEK PRE APPROVED ADU PLAN #4)
Reported in 2024 Housing Element Annual Progress Report
ADU · Renter
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: parcel
Annual ZIP 94597 home-value index checkpoint
Changed from $966,608 in September 2023 to $982,209 in September 2024.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94597 (not a parcel appraisal)
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
Annual ZIP 94597 home-value index checkpoint
Changed from $993,551 in September 2022 to $966,608 in September 2023.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94597 (not a parcel appraisal)
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
1 unit
Records span Jan 31, 2022 to Jun 27, 2023 (0 permits).
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
1 unit
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project 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 Walnut Creek development graph →Active in "Issued" for 22 mo (first record Dec 23, 2024) with no new permit activity recorded in 22 mo.
Active in "Entitled" for 6.5 yr (first record May 11, 2020) with no new permit activity recorded in 6.5 yr. High-impact scale (34 housing units across 0 permits).
Active in "Entitled" for 5.9 yr (first record Dec 7, 2020) with no new permit activity recorded in 5.9 yr.
Active in "Issued" for 4.5 yr (first record May 5, 2022) with no new permit activity recorded in 4.5 yr.
Active in "Entitled" for 12 mo (first record Oct 29, 2025) with no new permit activity recorded in 12 mo.
Active in "Issued" for 5.3 yr (first record Jul 9, 2021) with no new permit activity recorded in 5.3 yr.
HUD Small Area Fair Market Rent · ZIP 94597
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 ($10,350/yr) + local voter-approved bond debt ($1,863/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$47,259/yr
Cash needed: $227,700
NOI: $15,543/yr
P&I: $5,234/mo
For $0/mo net cash flow
At $3,250/mo 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 | $2,990/mo | −$4,312/mo | -22.7% | $9,009/mo | −$4,281/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,250/mo | −$3,938/mo | -20.8% | $8,338/mo | −$3,724/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by AB 1482 ceiling of 8.6%/yr) | $3,445/mo | −$3,724/mo | -19.6% | $8,145/mo | −$3,299/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 23, 2024 – Dec 23, 2024
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 Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) · Geography: parcel (APN) · Retrieved Oct 26, 2026 · Richmond's permits come from its eTRAKiT system, retired in 2025. Statuses are as of April 2025, and later permits are not published.
| Report year | Project / record | Type | Entitled | Permitted | Completed | Deed-restricted |
|---|---|---|---|---|---|---|
| 2024 | WALNUT CREEK PRE APPROVED ADU PLAN #4(B241446) | ADU · Renter | — | 1 (Dec 23, 2024) | — | — |
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Oct 26, 2026 · From Walnut Creek's Housing Element Annual Progress Reports. A project can appear in several report years as it moves from entitlement to permit to completion.
Source: Contra Costa County Department of Conservation and Development, Zoning (unincorporated Contra Costa) · Geography: zoning district polygon at parcel point · Retrieved Oct 26, 2026
0.31 acres
Assessor's classification for assessment purposes. This is not zoning.
85 PLEASANT VALLEY DR; 85 PLEASANT VALLEY DR 6 85-A
Source: Contra Costa County Assessor / Department of Information Technology, Assessment Parcels · Geography: parcel · Retrieved Oct 26, 2026
County map with assessor parcel maps and zoning. Search parcel 170-091-012.
Search by parcel number 170-091-012 (Contra Costa County Treasurer-Tax Collector). Assessed value is not market value.
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.