3803 Victor St

Pinole 94564 · APN 360-193-009-6 · Pinole

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

We don't have building permits for Pinole, 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: 2 permitted, 1 proposed or in review.

3 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

$251,000

Benchmark range: $213,000 – $289,000

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 94564 Zillow Home Value Index ($716,196, September 2026); $716,196
2. Parcel & lot adjustment (0.35×): Assessor land use indicates vacant land (0.35× improved baseline); −$465,528
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

Can't tell

We don't have a zoning map for Pinole.

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

Can't tell

We don't have a zoning map for Pinole.

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Whether a tenant lived there in the last 3 years, or the building was withdrawn from rent under the Ellis Act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

Can't tell

We don't have a zoning map for Pinole.

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 06013C0232F, effective June 16, 2009. Official flood map
Earthquake fault zone: Not in an Alquist-Priolo Earthquake Fault Zone

Built nearby: within ¼ mile since October 2023

We don't have building permits for Pinole, 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 Pinole'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)

Property & area intelligence timeline

14 events · 5 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 (5)

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

StalledWright Ave and Victor Ave ResidenceEntitled
On this parcel
In "Entitled" for 2 yr (since Nov 4, 2024), with no new permit record in 2 yr. · 1 unit
StalledNew homeEntitled
0.46 mi E
In "Entitled" for 8.3 yr (since Jul 18, 2018), with no new permit record in 8.3 yr. · 1 unit
StalledNew homeIssued
0.17 mi S
Permit issued and active for 7.3 yr (first record Jul 25, 2019), with no completion or new permit record in 7.3 yr. · 1 unit
Stalled2661 Doidge Ave JADUIssued
0.14 mi E
Permit issued and active for 4 yr (first record Nov 2, 2022), with no completion or new permit record in 4 yr. · 1 unit
Stalled2348 Wright Ave ADUIssued
0.32 mi SW
Permit issued and active for 3.3 yr (first record Jun 29, 2023), with no completion or new permit record in 3.3 yr. · 1 unit

20261 event

September 2026Market trend
ZIP 94564
ZIP 94564 typical home value: $716,196 (+0.1% year-over-year)
Latest published Zillow Home Value Index (ZHVI) update
Changed from $715,736 in September 2025 to $716,196 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94564 (not a parcel appraisal)

20253 events

Dec 1, 2025Nearby project · Issued
290 ft S
3835 Victor St Jadu — Issued
1 unit
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
September 2025Market trend
ZIP 94564
ZIP 94564 typical home value: $715,736 (−6.1% year-over-year)
Annual ZIP 94564 home-value index checkpoint
Changed from $762,327 in September 2024 to $715,736 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94564 (not a parcel appraisal)
Jan 9, 2025Nearby project · Issued
250 ft NW
3757 Victor St Adu — Issued
1 unit
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)

20242 events

Nov 4, 2024Planning entitlement
On this parcel
Planning entitlement approved for 1 housing unit (Wright Ave and Victor Ave Residence)
Reported in 2024 Housing Element Annual Progress Report
SFD · Owner
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: parcel
September 2024Market trend
ZIP 94564
ZIP 94564 typical home value: $762,327 (+0.7% year-over-year)
Annual ZIP 94564 home-value index checkpoint
Changed from $757,125 in September 2023 to $762,327 in September 2024.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94564 (not a parcel appraisal)

20233 events

Nov 13, 2023Nearby project · Finaled / completed
0.37 mi SW
4001 Pinole Valley Rd ADU — Finaled / completed
1 unit
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
September 2023Market trend
ZIP 94564
ZIP 94564 typical home value: $757,125 (−4.6% year-over-year)
Annual ZIP 94564 home-value index checkpoint
Changed from $793,678 in September 2022 to $757,125 in September 2023.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94564 (not a parcel appraisal)
Jun 29, 2023Nearby project · Issued
0.32 mi SW
2348 Wright Ave ADU — Issued
1 unit
⏱ Slow turnaround:Permit issued and active for 3.3 yr (first record Jun 29, 2023), with no completion or new permit record in 3.3 yr.
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)

20222 events

Nov 2, 2022Nearby project · Issued
0.14 mi E
2661 Doidge Ave JADU — Issued
1 unit
⏱ Slow turnaround:Permit issued and active for 4 yr (first record Nov 2, 2022), with no completion or new permit record in 4 yr.
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
September 2022Market trend
ZIP 94564
ZIP 94564 typical home value: $793,678 (+5.8% year-over-year)
Annual ZIP 94564 home-value index checkpoint
Changed from $749,887 in September 2021 to $793,678 in September 2022.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94564 (not a parcel appraisal)

20211 event

September 2021Market trend
ZIP 94564
ZIP 94564 typical home value: $749,887 (+20.9% year-over-year)
Annual ZIP 94564 home-value index checkpoint
Changed from $620,228 in September 2020 to $749,887 in September 2021.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94564 (not a parcel appraisal)

20191 event

Jul 25, 2019Nearby project · Issued
0.17 mi S
New home — Issued
1 unit
⏱ Slow turnaround:Permit issued and active for 7.3 yr (first record Jul 25, 2019), with no completion or new permit record in 7.3 yr.
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)

20181 event

Jul 18, 2018Nearby project · Entitled
0.46 mi E
New home — Entitled
1 unit
⏱ Slow turnaround:In "Entitled" for 8.3 yr (since Jul 18, 2018), with no new permit record in 8.3 yr.
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)

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 Pinole, 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 Pinole development graph →

Developments deserving closer investigation (6)

On this parcel & within ½ mile

Wright Ave and Victor Ave ResidenceEntitledNo new record in 2 yr
On this parcel
Active in "Entitled" for 2 yr (first record Nov 4, 2024) with no new permit activity recorded in 2 yr.
3757 Victor St AduIssuedNo new record in 22 mo
250 ft NW
Active in "Issued" for 22 mo (first record Jan 9, 2025) with no new permit activity recorded in 22 mo.
2661 Doidge Ave JADUIssuedNo new record in 4 yr
0.14 mi E
Active in "Issued" for 4 yr (first record Nov 2, 2022) with no new permit activity recorded in 4 yr.
New homeIssuedNo new record in 7.3 yr
0.17 mi S
Active in "Issued" for 7.3 yr (first record Jul 25, 2019) with no new permit activity recorded in 7.3 yr.
2348 Wright Ave ADUIssuedNo new record in 3.3 yr
0.32 mi SW
Active in "Issued" for 3.3 yr (first record Jun 29, 2023) with no new permit activity recorded in 3.3 yr.
New homeEntitledNo new record in 8.3 yr
0.46 mi E
Active in "Entitled" for 8.3 yr (first record Jul 18, 2018) with no new permit activity recorded in 8.3 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 94564

HUD FY 2026 · 40th-percentile gross rent

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

ZIP 94564$2,715±$189

Area home-value benchmarks (not an appraisal)

ZIP & neighborhood medians

Zillow ZHVI · ZIP 94564(as of September 2026)Data provided by Zillow · typical mid-tier home value in ZIP

$716,196

ACS Median Home Value · ZIP 94564Census ACS 2020–2024 owner-occupied self-reported median

$716,000±$30,100

1. Purchase, financing & Prop 13 tax reassessment

Purchase price ($)Down payment (%)$50,000Interest rate (%)Loan termClosing costs (%)$5,000

Prop 13 post-purchase property tax estimate

$283/mo ($3,400/yr · 1.36%)

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 ($2,500/yr) + local voter-approved bond debt ($450/yr) + fixed direct levies/Mello-Roos ($450/yr).

Voter bond rate (%)$450/yrDirect levies / Mello-Roos ($/yr)Check Property tax bill ↗

2. Your rent & operating assumptions

Monthly gross rent ($)Your assumptionVacancy allowance (%)−$155/moManagement (%)$236/moMaintenance (%)$155/moCapEx reserve (%)$155/moInsurance ($/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: +$687
Cash-on-cash return: 15.0%
Cap rate (Year 1 NOI): 9.37%
DSCR (NOI / debt): 1.54x
Break-even gross rent: $2,212/mo
Break-even vacancy: 29.1%

Monthly cash-flow breakdown (Effective gross $2,945 − Operating $994 − Debt $1,264)

Gross scheduled rent$3,100

Vacancy allowance (5%)−$155

Effective gross income$2,945

Prop 13 property tax (1.36%)−$283

Property insurance−$165

Management (8%), maintenance (5%) & CapEx (5%)−$546

Net Operating Income (NOI)+$1,951

Mortgage principal & interest (200,000 loan)−$1,264

Net monthly cash flow+$687

4. Sensitivity & rent-stabilization ceiling (Pinole)

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	$2,852/mo	+$331/mo	7.2%	$2,390/mo	+$419/mo
Base (your inputs)	Your entered assumptions, 3.0%/yr rent growth	$3,100/mo	+$687/mo	15.0%	$2,212/mo	+$951/mo
Optimistic (cap-limited)	+6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by AB 1482 ceiling of 8.6%/yr)	$3,286/mo	+$891/mo	19.4%	$2,161/mo	+$1,355/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

Wright Ave and Victor Ave Residence
Entitled1 unitsNov 4, 2024 – Nov 4, 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
2024	Wright Ave and Victor Ave Residence(MISC24-12)	SFD · Owner	1 (Nov 4, 2024)	—	—	—

Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Oct 26, 2026 · From Pinole'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: No zoning map published for Pinole

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: 3,718 sq ft
Tax rate area: 06000
Assessor land use: Vacant, 1 site (includes PUD sites)
Addresses on parcel: —

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 360-193-009.
Property tax bill
Search by parcel number 360-193-009 (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

$2,852/mo

+$331/mo

7.2%

$2,390/mo

+$419/mo

Base (your inputs)

Your entered assumptions, 3.0%/yr rent growth

$3,100/mo

+$687/mo

15.0%

$2,212/mo

+$951/mo

Optimistic (cap-limited)

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

$3,286/mo

+$891/mo

19.4%

$2,161/mo

+$1,355/mo

Report year

Project / record

Type

Entitled

Permitted

Completed

Deed-restricted

2024

Wright Ave and Victor Ave Residence(MISC24-12)

SFD · Owner

1 (Nov 4, 2024)

—