730 Palmer Rd

Walnut Creek 94596 · APN 182-110-014-4 · Unincorporated Contra Costa

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

We don't have building permits for Unincorporated Contra Costa, so permit history and nearby activity are incomplete here. Building permits cover Richmond only, and end in April 2025, when the city replaced its permit system. New housing in every city comes from the state's Housing Element reports. Parcel, assessor, and record links still apply.

For saleLast soldEst. price

What's changing nearby

Since — within ½ mile: 3 homes completed, 3 permitted, 5 proposed or in review.

10 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.

Explore projects on the map →Explore sales & prices →

Estimated price, listing status & sales records

Benchmark valuation & transaction history

Estimated PriceArea benchmark

$1,149,000

Benchmark range: $977,000 – $1,321,000

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 Property tax bill

How this estimated price is calculated (Area ZHVI + ACS + Permit Benchmark)

Model monthly ownership cost ↓

1. Area home value baseline: ZIP 94596 Zillow Home Value Index ($1,064,425, September 2026); $1,064,425
2. Parcel & lot adjustment (1.08×): Single-family lot (16,288 sq ft, +8.0% lot-size adjustment vs 6,000 sq ft standard lot); +$85,041
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 R-20 (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

Possible, with conditions

Zoned R-20, a single-family residential zone.
FEMA Special Flood Hazard Area (Zone AE) covers about 3% of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.

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

Possible, with conditions

Zoned R-20, a single-family residential zone.
The lot is 16,288 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.
FEMA Special Flood Hazard Area (Zone AE) covers about 3% of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.

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: Zone X: minimal flood hazard, about 97% of the lotZone AE: 1% annual chance flood (Special Flood Hazard Area), about 3% of the lotFIRM panel 06013C0293G, effective March 21, 2017. Official flood map
Earthquake fault zone: Not in an Alquist-Priolo Earthquake Fault Zone

Built nearby: within ¼ mile since November 2023

We don't have building permits for Unincorporated Contra Costa, 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 Unincorporated Contra Costa'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) · Zoning classes: our classification of R-20 as single-family residential, checked against the zone description on Oct 24, 2026

Property & area intelligence timeline

68 events · 31 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 (31)

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

StalledNew homeEntitled
On this parcel
In "Entitled" for 2.1 yr (since Oct 7, 2024), with no new permit record in 2.1 yr. · 1 unit
StalledNew homeEntitled
0.25 mi N
In "Entitled" for 6 yr (since Oct 28, 2020), with no new permit record in 6 yr. · 1 unit
StalledNew homeIssued
0.34 mi E
Permit issued and active for 5.6 yr (first record Mar 18, 2021), with no completion or new permit record in 5.6 yr. · 1 unit
StalledNew homeIssued
0.48 mi SW
Permit issued and active for 5.6 yr (first record Apr 8, 2021), with no completion or new permit record in 5.6 yr. · 1 unit
StalledNew homeIssued
0.37 mi S
Permit issued and active for 4.8 yr (first record Jan 21, 2022), with no completion or new permit record in 4.8 yr. · 1 unit
StalledNew homeEntitled
370 ft E
In "Entitled" for 4.5 yr (since May 12, 2022), with no new permit record in 4.5 yr. · 1 unit

20261 event

September 2026Market trend
ZIP 94596
ZIP 94596 typical home value: $1,064,425 (+1.8% year-over-year)
Latest published Zillow Home Value Index (ZHVI) update
Changed from $1,045,792 in September 2025 to $1,064,425 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94596 (not a parcel appraisal)

202513 events

Dec 23, 2025Nearby project · Issued
0.27 mi SE
New home — Issued
1 unit
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
Dec 9, 2025Nearby project · Entitled
0.3 mi SE
New home — Entitled
1 unit
⏱ Slow turnaround:In "Entitled" for 11 mo (since Dec 9, 2025), with no new permit record in 11 mo.
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
Nov 14, 2025Nearby project · Finaled / completed
0.41 mi S
Detached 861 Sqft Adu — Finaled / completed
1 unit
Records span Apr 9, 2024 to Nov 14, 2025 (0 permits).
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
Nov 4, 2025Nearby project · Issued
0.25 mi SE
New home — Issued
1 unit
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
Oct 4, 2025Nearby project · Finaled / completed
0.39 mi S
New home — Finaled / completed
1 unit
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
Oct 2, 2025Nearby project · Entitled
0.27 mi SE
New home — Entitled
1 unit
⏱ Slow turnaround:In "Entitled" for 13 mo (since Oct 2, 2025), with no new permit record in 13 mo.
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
September 2025Market trend
ZIP 94596
ZIP 94596 typical home value: $1,045,792 (−3.3% year-over-year)
Annual ZIP 94596 home-value index checkpoint
Changed from $1,081,314 in September 2024 to $1,045,792 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94596 (not a parcel appraisal)
Sep 19, 2025Housing completed
On this parcel
1 housing unit completed (BIR24-011683; CDSU24-00112)
Reported in 2025 Housing Element Annual Progress Report
ADU · Renter
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: parcel
Aug 27, 2025Nearby project · Entitled
0.19 mi SW
New home — Entitled
1 unit
⏱ Slow turnaround:In "Entitled" for 14 mo (since Aug 27, 2025), with no new permit record in 14 mo.
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
Jun 26, 2025Nearby project · Issued
0.45 mi NE
New home — Issued
1 unit
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
Apr 10, 2025Nearby project · Entitled
0.48 mi SW
2 new homes — Entitled
2 units
⏱ Slow turnaround:In "Entitled" for 19 mo (since Apr 10, 2025), with no new permit record in 19 mo.
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
Mar 4, 2025Nearby project · Finaled / completed
0.41 mi E
New home — Finaled / completed
1 unit
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
Jan 6, 2025HCD permit milestone
On this parcel
Building permit reported to State HCD for 1 housing unit (BIR24-011683; CDSU24-00112)
Reported in 2025 Housing Element Annual Progress Report
ADU · Renter
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: parcel

20241 event

Oct 7, 2024Planning entitlement
On this parcel
Planning entitlement approved for 1 housing unit (CDSU24-00112)
Reported in 2024 Housing Element Annual Progress Report
ADU · Renter
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: parcel

Showing 15 of 68 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 Unincorporated Contra Costa, inspect Property tax bill ↗.

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 Unincorporated Contra Costa development graph →

Developments deserving closer investigation (6)

On this parcel & within ½ mile

New homeEntitledNo new record in 2.1 yr
On this parcel
Active in "Entitled" for 2.1 yr (first record Oct 7, 2024) with no new permit activity recorded in 2.1 yr.
New homeEntitledNo new record in 4.5 yr
370 ft E
Active in "Entitled" for 4.5 yr (first record May 12, 2022) with no new permit activity recorded in 4.5 yr.
New homeIssuedNo new record in 4 yr
390 ft NE
Active in "Issued" for 4 yr (first record Nov 4, 2022) with no new permit activity recorded in 4 yr.
New homeEntitledNo new record in 4 yr
390 ft NE
Active in "Entitled" for 4 yr (first record Nov 4, 2022) with no new permit activity recorded in 4 yr.
New homeIssuedNo new record in 4.1 yr
0.17 mi NE
Active in "Issued" for 4.1 yr (first record Sep 19, 2022) with no new permit activity recorded in 4.1 yr.
New homeEntitledNo new record in 4.1 yr
0.17 mi NE
Active in "Entitled" for 4.1 yr (first record Sep 19, 2022) with no new permit activity recorded in 4.1 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 94596

HUD FY 2026 · 40th-percentile gross rent

Census ACS 5-year median gross rent (all bedroom counts combined):

ZIP 94596$2,582±$103

Area home-value benchmarks (not an appraisal)

ZIP & neighborhood medians

Zillow ZHVI · ZIP 94596(as of September 2026)Data provided by Zillow · typical mid-tier home value in ZIP

$1,064,425

ACS Median Home Value · ZIP 94596Census ACS 2020–2024 owner-occupied self-reported median

$1,343,000±$102,000

1. Purchase, financing & Prop 13 tax reassessment

Purchase price ($)Down payment (%)$230,000Interest rate (%)Loan termClosing costs (%)$23,000

Prop 13 post-purchase property tax estimate

$1,168/mo ($14,020/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 ($11,500/yr) + local voter-approved bond debt ($2,070/yr) + fixed direct levies/Mello-Roos ($450/yr).

Voter bond rate (%)$2,070/yrDirect levies / Mello-Roos ($/yr)Check Property tax bill ↗

2. Your rent & operating assumptions

Monthly gross rent ($)Your assumptionVacancy allowance (%)−$168/moManagement (%)$255/moMaintenance (%)$168/moCapEx reserve (%)$168/moInsurance ($/mo)$3,300/yrHOA dues ($/mo)Owner utilities ($/mo)

Mapped hazard zone insurance context on this parcel:

Parcel intersects a FEMA Special Flood Hazard Area (Zone AE: 1% annual chance flood (Special Flood Hazard Area)). Federally backed mortgages require flood insurance in SFHA zones.

3. Scenario results (based on your assumptions)

Net monthly cash flow: −$4,665
Cash-on-cash return: -22.1%
Cap rate (Year 1 NOI): 1.20%
DSCR (NOI / debt): 0.20x
Break-even gross rent: $9,378/mo
Break-even vacancy: 0% (negative at full occ.)

Monthly cash-flow breakdown (Effective gross $3,183 − Operating $2,033 − Debt $5,815)

Gross scheduled rent$3,350

Vacancy allowance (5%)−$168

Effective gross income$3,183

Prop 13 property tax (1.22%)−$1,168

Property insurance−$275

Management (8%), maintenance (5%) & CapEx (5%)−$590

Net Operating Income (NOI)+$1,150

Mortgage principal & interest (920,000 loan)−$5,815

Net monthly cash flow−$4,665

4. Sensitivity & rent-stabilization ceiling (Unincorporated Contra Costa)

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	$3,082/mo	−$5,050/mo	-24.0%	$10,132/mo	−$5,037/mo
Base (your inputs)	Your entered assumptions, 3.0%/yr rent growth	$3,350/mo	−$4,665/mo	-22.1%	$9,378/mo	−$4,462/mo
Optimistic (cap-limited)	+6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by AB 1482 ceiling of 8.6%/yr)	$3,551/mo	−$4,445/mo	-21.1%	$9,160/mo	−$4,025/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

New home
Finaled / completed1 unitsOct 7, 2024 – Oct 7, 2024
New home
Entitled1 unitsOct 7, 2024 – Oct 7, 2024

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 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.

Housing activity reported to the State

Report year	Project / record	Type	Entitled	Permitted	Completed	Deed-restricted
2025	—(BIR24-011683; CDSU24-00112)	ADU · Renter	1 (Oct 7, 2024)	1 (Jan 6, 2025)	1 (Sep 19, 2025)	—
2024	—(CDSU24-00112)	ADU · Renter	1 (Oct 7, 2024)	—	—	—

Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Oct 26, 2026 · From Unincorporated Contra Costa'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: R-20: Single Family Residential (Unincorporated Contra Costa)

Source: Contra Costa County Department of Conservation and Development, Zoning (unincorporated Contra Costa) · Geography: zoning district polygon at parcel point · Retrieved Oct 26, 2026

Parcel facts

Lot size: 16,288 sq ft
Tax rate area: 98002
Assessor land use: Single Family, 1 residence on 1 site, with or without
Addresses on parcel: 1

Source: Contra Costa County Assessor / Department of Information Technology, Assessment Parcels · Geography: parcel · Retrieved Oct 26, 2026

Official records

CCMAP
County map with assessor parcel maps and zoning. Search parcel 182-110-014.
Property tax bill
Search by parcel number 182-110-014 (Contra Costa County Treasurer-Tax Collector). Assessed value is not market value.
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

$3,082/mo

−$5,050/mo

-24.0%

$10,132/mo

−$5,037/mo

Base (your inputs)

Your entered assumptions, 3.0%/yr rent growth

$3,350/mo

−$4,665/mo

-22.1%

$9,378/mo

−$4,462/mo

Optimistic (cap-limited)

+6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by AB 1482 ceiling of 8.6%/yr)

$3,551/mo

−$4,445/mo

-21.1%

$9,160/mo

−$4,025/mo

Report year

Project / record

Type

Entitled

Permitted

Completed

Deed-restricted

2025

—(BIR24-011683; CDSU24-00112)

ADU · Renter

1 (Oct 7, 2024)

1 (Jan 6, 2025)

1 (Sep 19, 2025)

—

2024

—(CDSU24-00112)

ADU · Renter

1 (Oct 7, 2024)

—