Richmond 94806 · APN 414-242-007-6 · Richmond
Since October 2024 within ½ mile: 2 homes completed, 3 permitted, 3 proposed or in review.
8 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.
105 permits within ½ mile since October 2024
The map shows new construction, ADUs, demolitions, additions, and renovations. Routine systems work (roofs, HVAC, water heaters) is counted but not mapped. Unit counts are as stated on permits.
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) · Geography: permits located by parcel, ½ mile radius · Retrieved Oct 26, 2026
$592,000
Benchmark range: $503,000 – $681,000
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.
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 Richmond'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 20 mo (since Mar 13, 2025), with no new permit record in 20 mo. · 1 unit
Permit issued and active for 8.5 yr (first record May 1, 2018), with no completion or new permit record in 8.4 yr. · 1 unit · $40,000 declared valuation
Permit issued and active for 7.2 yr (first record Aug 30, 2019), with no completion or new permit record in 6.8 yr. · 1 unit · $50,000 declared valuation
Permit issued and active for 6.7 yr (first record Feb 24, 2020), with no completion or new permit record in 5.6 yr. · 1 unit · $98,700 declared valuation
Permit issued and active for 5.6 yr (first record Mar 30, 2021), with no completion or new permit record in 5.6 yr. · 1 unit
Permit issued and active for 5.6 yr (first record Mar 30, 2021), with no completion or new permit record in 5.6 yr. · 1 unit
Latest published Zillow Home Value Index (ZHVI) update
Changed from $574,439 in September 2025 to $571,391 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94806 (not a parcel appraisal)
2809 Gonzaga Ave Unit 2 · 1 unit · $126,000 valuation
Records span Dec 9, 2024 to Oct 9, 2025 (2 permits).
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
Annual ZIP 94806 home-value index checkpoint
Changed from $623,066 in September 2024 to $574,439 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94806 (not a parcel appraisal)
2816 Shane Dr Unit 2 · 1 unit · $55,000 valuation
Records span Apr 11, 2025 to Aug 20, 2025 (2 permits).
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
2918 Moyers Rd · 1 unit · $80,000 valuation
Records span Sep 13, 2024 to Jul 23, 2025 (2 permits).
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
3000 Shane Dr Unit 2 · 1 unit · $65,000 valuation
Records span Jun 22, 2023 to May 9, 2025 (2 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)
Planning entitlement approved for 1 housing unit (KENDRICK SINGLE FAMILY RESIDENCE)
Reported in 2025 Housing Element Annual Progress Report
SFD · Owner
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: parcel
2707 Shane Dr · 1 unit · $35,000 valuation
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
2520 Moyers Rd Unit A · 1 unit · $53,000 valuation
Records span Feb 9, 2024 to Feb 10, 2025 (2 permits).
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
2823 Moyers Rd & · 1 unit · $260,000 valuation
Records span Oct 9, 2024 to Nov 25, 2024 (1 permit).
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
Annual ZIP 94806 home-value index checkpoint
Changed from $615,590 in September 2023 to $623,066 in September 2024.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94806 (not a parcel appraisal)
54 units · 54 affordable
Records span Oct 3, 2022 to Jul 10, 2024 (0 permits).
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
3025 Belfast Way Unit 2 · 1 unit · $85,000 valuation
Records span Jan 10, 2023 to May 28, 2024 (1 permit).
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
3053 Glynis Dr Unit A & 2 Unit A & · 1 unit · $185,000 valuation
Records span Dec 1, 2023 to May 1, 2024 (2 permits).
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 Richmond development graph →Active in "Entitled" for 20 mo (first record Mar 13, 2025) with no new permit activity recorded in 20 mo.
Active in "Entitled" for 4.7 yr (first record Feb 28, 2022) with no new permit activity recorded in 4.7 yr. High-impact scale (54 housing units, 54 deed-restricted affordable across 0 permits).
Active in "Entitled" for 19 mo (first record Apr 1, 2025) with no new permit activity recorded in 19 mo.
Active in "Issued" for 19 mo (first record Apr 11, 2025) with no new permit activity recorded in 14 mo.
Active in "Applied" for 21 mo (first record Feb 13, 2025) with no new permit activity recorded in 21 mo.
Active in "Issued" for 3.8 yr (first record Jan 10, 2023) with no new permit activity recorded in 2.4 yr.
HUD Small Area Fair Market Rent · ZIP 94806
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 ($5,900/yr) + local voter-approved bond debt ($1,062/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$21,972/yr
Cash needed: $129,800
NOI: $13,828/yr
P&I: $2,983/mo
For $0/mo net cash flow
At $2,500/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 | $2,300/mo | −$2,118/mo | -19.6% | $5,257/mo | −$2,082/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,500/mo | −$1,831/mo | -16.9% | $4,866/mo | −$1,653/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 3.0%/yr rent growth (capped by local ordinance ceiling of 3.0%/yr) | $2,650/mo | −$1,666/mo | -15.4% | $4,753/mo | −$1,468/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. In Richmond: Richmond Fair Rent, Just Cause for Eviction, and Homeowner Protection Ordinance — annual cap of 60% of CPI or 3.0% (whichever is lower) for covered pre-1995 units. Official program rules ↗
Entitled1 unitsMar 13, 2025 – Mar 13, 2025
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
OVERLAY SHAKE W/STEEL TILE
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 |
|---|---|---|---|---|---|---|
| 2025 | KENDRICK SINGLE FAMILY RESIDENCE(PLN25-005) | SFD · Owner | 1 (Mar 13, 2025) | — | — | — |
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Oct 26, 2026 · From Richmond'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
0.22 acres
Assessor's classification for assessment purposes. This is not zoning.
2812 LEEDS CT
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 414-242-007.
Search by parcel number 414-242-007 (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.