391 Livorna Heights Rd

Alamo 94507 · APN 187-240-058-3 · 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.

What's changing nearby

Since — within ½ mile: 1 homes completed, 1 permitted, 4 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.

Explore projects on the map →Explore sales & prices →

Estimated price, listing status & sales records

Benchmark valuation & transaction history

Estimated PriceArea benchmark

$2,822,000

Benchmark range: $2,399,000 – $3,245,000

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 94507 Zillow Home Value Index ($2,532,469, September 2026); $2,532,469
2. Parcel & lot adjustment (1.11×): Single-family lot (57,064 sq ft, +11.4% lot-size adjustment vs 6,000 sq ft standard lot); +$289,130
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

Likely eligible

Zoned R-20, a single-family residential zone.

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

Likely eligible

Zoned R-20, a single-family residential zone.
The lot is 57,064 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.

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 hazardFIRM panel 06013C0432F, effective June 16, 2009. 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

32 events · 6 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 (6)

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

StalledNew homeIssued
On this parcel
Permit issued and active for 4.7 yr (first record Feb 4, 2022), with no completion or new permit record in 4.7 yr. · 1 unit
StalledNew homeIssued
0.36 mi S
Permit issued and active for 7.5 yr (first record May 8, 2019), with no completion or new permit record in 7.5 yr. · 1 unit
StalledNew homeEntitled
0.36 mi S
In "Entitled" for 7 yr (since Oct 18, 2019), with no new permit record in 7 yr. · 1 unit
StalledNew homeEntitled
0.48 mi S
In "Entitled" for 5.4 yr (since Jun 22, 2021), with no new permit record in 5.4 yr. · 1 unit
StalledNew homeEntitled
0.48 mi S
In "Entitled" for 3.2 yr (since Aug 28, 2023), with no new permit record in 3.2 yr. · 1 unit
StalledNew homeEntitled
0.38 mi E
In "Entitled" for 2.9 yr (since Dec 21, 2023), with no new permit record in 2.9 yr. · 1 unit

20261 event

September 2026Market trend
ZIP 94507
ZIP 94507 typical home value: $2,532,469 (+5.2% year-over-year)
Latest published Zillow Home Value Index (ZHVI) update
Changed from $2,406,175 in September 2025 to $2,532,469 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94507 (not a parcel appraisal)

20253 events

September 2025Market trend
ZIP 94507
ZIP 94507 typical home value: $2,406,175 (−3.3% year-over-year)
Annual ZIP 94507 home-value index checkpoint
Changed from $2,489,454 in September 2024 to $2,406,175 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94507 (not a parcel appraisal)
Apr 10, 2025Nearby project · Finaled / completed
0.42 mi NW
Adu Addition — Finaled / completed
1 unit
Records span Apr 11, 2024 to Apr 10, 2025 (0 permits).
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
Jan 23, 2025Nearby project · Issued
0.49 mi S
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)

20244 events

Oct 8, 2024Housing completed
On this parcel
1 housing unit completed (BIR22-003462)
Reported in 2024 Housing Element Annual Progress Report
SFD · Owner
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: parcel
Oct 8, 2024Housing completed
On this parcel
1 housing unit completed (CDSU22-00008; BIR22-003462)
Reported in 2024 Housing Element Annual Progress Report
ADU · Renter
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: parcel
September 2024Market trend
ZIP 94507
ZIP 94507 typical home value: $2,489,454 (+2.3% year-over-year)
Annual ZIP 94507 home-value index checkpoint
Changed from $2,434,579 in September 2023 to $2,489,454 in September 2024.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94507 (not a parcel appraisal)
Jan 10, 2024Nearby project · Finaled / completed
0.45 mi NW
SFR w/ ATTACHED GARAGE & (N) DRIVEWAY — Finaled / completed
1 unit
Records span May 25, 2023 to Jan 10, 2024 (0 permits).
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)

20234 events

Dec 21, 2023Nearby project · Finaled / completed
0.38 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)
Dec 21, 2023Nearby project · Entitled
0.38 mi E
New home — Entitled
1 unit
⏱ Slow turnaround:In "Entitled" for 2.9 yr (since Dec 21, 2023), with no new permit record in 2.9 yr.
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
September 2023Market trend
ZIP 94507
ZIP 94507 typical home value: $2,434,579 (−3.5% year-over-year)
Annual ZIP 94507 home-value index checkpoint
Changed from $2,522,323 in September 2022 to $2,434,579 in September 2023.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94507 (not a parcel appraisal)
Aug 28, 2023Nearby project · Entitled
0.48 mi S
New home — Entitled
1 unit
⏱ Slow turnaround:In "Entitled" for 3.2 yr (since Aug 28, 2023), with no new permit record in 3.2 yr.
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)

20223 events

September 2022Market trend
ZIP 94507
ZIP 94507 typical home value: $2,522,323 (+12.9% year-over-year)
Annual ZIP 94507 home-value index checkpoint
Changed from $2,234,836 in September 2021 to $2,522,323 in September 2022.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94507 (not a parcel appraisal)
Jul 14, 2022HCD permit milestone
On this parcel
Building permit reported to State HCD for 1 housing unit (BIR22-003462)
Reported in 2024 Housing Element Annual Progress Report
SFD · Owner
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: parcel
Jul 14, 2022HCD permit milestone
On this parcel
Building permit reported to State HCD for 1 housing unit (BIR22-003462)
Reported in 2023 Housing Element Annual Progress Report
SFD · Owner
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: parcel

Showing 15 of 32 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 homeIssuedNo new record in 4.7 yr
On this parcel
Active in "Issued" for 4.7 yr (first record Feb 4, 2022) with no new permit activity recorded in 4.7 yr.
New homeEntitledNo new record in 7 yr
0.36 mi S
Active in "Entitled" for 7 yr (first record Oct 18, 2019) with no new permit activity recorded in 7 yr.
New homeIssuedNo new record in 7.5 yr
0.36 mi S
Active in "Issued" for 7.5 yr (first record May 8, 2019) with no new permit activity recorded in 7.5 yr.
New homeEntitledNo new record in 2.9 yr
0.38 mi E
Active in "Entitled" for 2.9 yr (first record Dec 21, 2023) with no new permit activity recorded in 2.9 yr.
New homeEntitledNo new record in 3.2 yr
0.48 mi S
Active in "Entitled" for 3.2 yr (first record Aug 28, 2023) with no new permit activity recorded in 3.2 yr.
New homeEntitledNo new record in 5.4 yr
0.48 mi S
Active in "Entitled" for 5.4 yr (first record Jun 22, 2021) with no new permit activity recorded in 5.4 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 94507

HUD FY 2026 · 40th-percentile gross rent

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

ZIP 94507$3,500+

Area home-value benchmarks (not an appraisal)

ZIP & neighborhood medians

Zillow ZHVI · ZIP 94507(as of September 2026)Data provided by Zillow · typical mid-tier home value in ZIP

$2,532,469

ACS Median Home Value · ZIP 94507Census ACS 2020–2024 owner-occupied self-reported median

$2,000,000+

1. Purchase, financing & Prop 13 tax reassessment

Purchase price ($)Down payment (%)$564,000Interest rate (%)Loan termClosing costs (%)$56,400

Prop 13 post-purchase property tax estimate

$2,811/mo ($33,726/yr · 1.20%)

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 ($28,200/yr) + local voter-approved bond debt ($5,076/yr) + fixed direct levies/Mello-Roos ($450/yr).

Voter bond rate (%)$5,076/yrDirect levies / Mello-Roos ($/yr)Check Property tax bill ↗

2. Your rent & operating assumptions

Monthly gross rent ($)Your assumptionVacancy allowance (%)−$178/moManagement (%)$270/moMaintenance (%)$178/moCapEx reserve (%)$178/moInsurance ($/mo)$1,980/yrHOA dues ($/mo)Owner utilities ($/mo)

Insurance & hazard context:

This lot is outside mapped CAL FIRE Fire Hazard Severity Zones and FEMA Special Flood Hazard Areas. California insurance costs still vary widely by roof age, electrical panel, and carrier underwriting; obtain a property-specific quote rather than relying on rules of thumb.

3. Scenario results (based on your assumptions)

Net monthly cash flow: −$14,487
Cash-on-cash return: -28.0%
Cap rate (Year 1 NOI): -0.10%
DSCR (NOI / debt): -0.02x
Break-even gross rent: $22,267/mo
Break-even vacancy: 0% (negative at full occ.)

Monthly cash-flow breakdown (Effective gross $3,373 − Operating $3,600 − Debt $14,259)

Gross scheduled rent$3,550

Vacancy allowance (5%)−$178

Effective gross income$3,373

Prop 13 property tax (1.20%)−$2,811

Property insurance−$165

Management (8%), maintenance (5%) & CapEx (5%)−$625

Net Operating Income (NOI)−$228

Mortgage principal & interest (2,256,000 loan)−$14,259

Net monthly cash flow−$14,487

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	$3,266/mo	−$14,895/mo	-28.8%	$24,058/mo	−$14,997/mo
Base (your inputs)	Your entered assumptions, 3.0%/yr rent growth	$3,550/mo	−$14,487/mo	-28.0%	$22,267/mo	−$14,388/mo
Optimistic (cap-limited)	+6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by AB 1482 ceiling of 8.6%/yr)	$3,763/mo	−$14,253/mo	-27.6%	$21,750/mo	−$13,925/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 unitsJul 14, 2022 – Jul 14, 2022
New home
Finaled / completed1 unitsFeb 4, 2022 – Feb 4, 2022
New home
Issued1 unitsFeb 4, 2022 – Feb 4, 2022

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
2024	—(BIR22-003462)	SFD · Owner	—	1 (Jul 14, 2022)	1 (Oct 8, 2024)	—
2024	—(CDSU22-00008; BIR22-003462)	ADU · Renter	1 (Feb 4, 2022)	1 (Jul 14, 2022)	1 (Oct 8, 2024)	—
2023	—(BIR22-003462)	SFD · Owner	—	1 (Jul 14, 2022)	—	—
2023	—(CDSU22-00008 BIR22-003462)	ADU · Renter	1 (Feb 4, 2022)	1 (Jul 14, 2022)	—	—
2022	—(BIR22-003462)	SFD · Owner	—	1 (Jul 14, 2022)	—	—
2022	—(CDSU22-00008 BIR22-003462)	ADU · Renter	1 (Feb 4, 2022)	1 (Jul 14, 2022)	—	—

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: 57,064 sq ft
Tax rate area: 66009
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 187-240-058.
Property tax bill
Search by parcel number 187-240-058 (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

$3,266/mo

−$14,895/mo

-28.8%

$24,058/mo

−$14,997/mo

Base (your inputs)

Your entered assumptions, 3.0%/yr rent growth

$3,550/mo

−$14,487/mo

-28.0%

$22,267/mo

−$14,388/mo

Optimistic (cap-limited)

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

$3,763/mo

−$14,253/mo

-27.6%

$21,750/mo

−$13,925/mo

Report year

Project / record

Type

Entitled

Permitted

Completed

Deed-restricted

2024

—(BIR22-003462)

SFD · Owner

—

1 (Jul 14, 2022)

1 (Oct 8, 2024)

—

2024

—(CDSU22-00008; BIR22-003462)

ADU · Renter

1 (Feb 4, 2022)

1 (Jul 14, 2022)

1 (Oct 8, 2024)

—

2023

—(BIR22-003462)

SFD · Owner

—

1 (Jul 14, 2022)

—

2023

—(CDSU22-00008 BIR22-003462)

ADU · Renter

1 (Feb 4, 2022)

1 (Jul 14, 2022)

—

2022

—(BIR22-003462)

SFD · Owner

—

1 (Jul 14, 2022)

—

2022

—(CDSU22-00008 BIR22-003462)

ADU · Renter

1 (Feb 4, 2022)

1 (Jul 14, 2022)

—