5766 N Arlington Blvd

San Pablo 94806 · APN 419-121-016-2 · 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 October 2024 within ½ mile: 2 homes completed, 2 permitted, 8 proposed or in review.

13 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.

23 permits within ½ mile since October 2024

Adds housing (ADU)2 · 2 units
Additions & renovations5
Building systems14
Other2

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.

Explore projects on the map →Explore sales & prices →

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

Estimated price, listing status & sales records

Benchmark valuation & transaction history

Estimated PriceArea benchmark

$200,000

Benchmark range: $170,000 – $230,000

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 94806 Zillow Home Value Index ($571,391, September 2026); $571,391
2. Parcel & lot adjustment (0.35×): Assessor land use indicates vacant land (0.35× improved baseline); −$371,404
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

Possible, with conditions

Zoned R-6 (single-family residential): state law allows ADUs where homes are allowed.
The assessor lists the lot as vacant: an ADU needs an existing or proposed main home.
Very High Fire Hazard Severity Zone covers all of the lot: cities may limit ADUs here for fire safety and evacuation.

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-6, a single-family residential zone.
Very High Fire Hazard Severity Zone (local responsibility area) covers all of the lot: SB 9 requires the project to meet the fire hazard mitigation standards.
Alquist-Priolo Earthquake Fault Zone covers all of the lot: the project must meet the seismic building standards, and a fault study is usually required.

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-6, a single-family residential zone.
The lot is 6,955 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.
Very High Fire Hazard Severity Zone (local responsibility area) covers all of the lot: SB 9 requires the project to meet the fire hazard mitigation standards.
Alquist-Priolo Earthquake Fault Zone covers all of the lot: the project must meet the seismic building standards, and a fault study is usually required.

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: Very High Fire Hazard Severity Zone (Local Responsibility Area), all of the lot · State map of Mar 24, 2025; takes effect when the city or county adopts it
FEMA flood zone: Zone X: minimal flood hazardFIRM panel 06013C0229H, effective March 21, 2017. Official flood map
Earthquake fault zone: Alquist-Priolo Earthquake Fault Zone (Richmond quadrangle), all of the lot · zone map

Built nearby: within ¼ mile since October 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-6 as single-family residential, checked against the zone description on Oct 24, 2026

Property & area intelligence timeline

66 events · 40 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 (40)

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 2.2 yr (since Aug 14, 2024), with no new permit record in 2.2 yr. · 1 unit
StalledNew homeEntitled
On this parcel
In "Entitled" for 2.2 yr (since Aug 27, 2024), with no new permit record in 2.2 yr. · 1 unit
StalledNew homeEntitled
0.23 mi NW
In "Entitled" for 7.3 yr (since Jul 2, 2019), with no new permit record in 7.3 yr. · 1 unit
StalledNew homeIssued
0.22 mi S
Permit issued and active for 7.2 yr (first record Aug 19, 2019), with no completion or new permit record in 7.2 yr. · 1 unit
StalledNew homeEntitled
0.26 mi NW
In "Entitled" for 7.1 yr (since Oct 4, 2019), with no new permit record in 7.1 yr. · 1 unit
Stalled866 Sf Accessory StructureEntitled
0.44 mi S
In "Entitled" for 7 yr (since Nov 13, 2019), with no new permit record in 7 yr. · 1 unit

20261 event

September 2026Market trend
ZIP 94806
ZIP 94806 typical home value: $571,391 (−0.5% year-over-year)
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)

202511 events

Nov 17, 2025Nearby project · Entitled
0.36 mi SW
ADU Carport Conversion — Entitled
1 unit
⏱ Slow turnaround:In "Entitled" for 11 mo (since Nov 17, 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)
Oct 22, 2025Nearby project · Finaled / completed
0.44 mi W
ADU Garage Conversion — Finaled / completed
1 unit
Records span Sep 17, 2024 to Oct 22, 2025 (0 permits).
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
Oct 8, 2025Nearby project · Issued
0.46 mi SW
Detached ADU — 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 94806
ZIP 94806 typical home value: $574,439 (−7.8% year-over-year)
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)
Aug 6, 2025Nearby project · Entitled
0.25 mi NW
New home — Entitled
1 unit
⏱ Slow turnaround:In "Entitled" for 15 mo (since Aug 6, 2025), with no new permit record in 15 mo.
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
Jul 30, 2025Nearby project · Issued
0.41 mi SW
Detached ADU — Issued
1 unit
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
May 30, 2025Nearby project · Entitled
0.39 mi SE
New home — Entitled
1 unit
⏱ Slow turnaround:In "Entitled" for 17 mo (since May 30, 2025), with no new permit record in 17 mo.
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
Mar 19, 2025Nearby project · Entitled
0.36 mi W
Detached ADU — Entitled
1 unit
⏱ Slow turnaround:In "Entitled" for 19 mo (since Mar 19, 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 11, 2025Nearby project · Finaled / completed
0.45 mi NW
ADU Garage Conversion — Finaled / completed
1 unit
Records span Apr 3, 2024 to Mar 11, 2025 (0 permits).
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
Feb 6, 2025Nearby project · Applied
0.23 mi NE
Accessory dwelling unit at 5943 Capitol Hill Ave Unit A — Applied
5943 Capitol Hill Ave Unit A · 1 unit · $280,000 valuation
Records span Sep 16, 2024 to Feb 6, 2025 (2 permits).
⏱ Slow turnaround:In "Applied" for 2.1 yr (since Sep 16, 2024), with no new permit record in 21 mo.
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
Jan 6, 2025Nearby project · Expired / withdrawn
0.23 mi NE
Accessory dwelling unit at 5943 Capitol Hill Ave — Expired / withdrawn
5943 Capitol Hill Ave · 1 unit · $150,000 valuation
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)

20243 events

Nov 26, 2024Nearby project · Entitled
0.27 mi S
Detached ADU — Entitled
1 unit
⏱ Slow turnaround:In "Entitled" for 23 mo (since Nov 26, 2024), with no new permit record in 23 mo.
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
Nov 8, 2024Nearby project · Entitled
0.28 mi NW
New home — Entitled
1 unit
⏱ Slow turnaround:In "Entitled" for 2 yr (since Nov 8, 2024), with no new permit record in 2 yr.
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
Oct 22, 2024Nearby project · Entitled
0.49 mi SE
New home — Entitled
1 unit
⏱ Slow turnaround:In "Entitled" for 2 yr (since Oct 22, 2024), with no new permit record in 2 yr.
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)

Showing 15 of 66 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 2.2 yr
On this parcel
Active in "Entitled" for 2.2 yr (first record Aug 27, 2024) with no new permit activity recorded in 2.2 yr.
New homeEntitledNo new record in 2.2 yr
On this parcel
Active in "Entitled" for 2.2 yr (first record Aug 14, 2024) with no new permit activity recorded in 2.2 yr.
New homeEntitledNo new record in 5.4 yr
0.13 mi SW
Active in "Entitled" for 5.4 yr (first record May 26, 2021) with no new permit activity recorded in 5.4 yr.
New homeIssuedNo new record in 4.2 yr
0.16 mi NW
Active in "Issued" for 4.2 yr (first record Aug 16, 2022) with no new permit activity recorded in 4.2 yr.
New homeEntitledNo new record in 4.2 yr
0.16 mi NW
Active in "Entitled" for 4.2 yr (first record Aug 16, 2022) with no new permit activity recorded in 4.2 yr.
New homeIssuedNo new record in 7.2 yr
0.22 mi S
Active in "Issued" for 7.2 yr (first record Aug 19, 2019) with no new permit activity recorded in 7.2 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 94806

HUD FY 2026 · 40th-percentile gross rent

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

ZIP 94806$2,163±$82

Area home-value benchmarks (not an appraisal)

ZIP & neighborhood medians

Zillow ZHVI · ZIP 94806(as of September 2026)Data provided by Zillow · typical mid-tier home value in ZIP

$571,391

ACS Median Home Value · ZIP 94806Census ACS 2020–2024 owner-occupied self-reported median

$611,000±$14,200

1. Purchase, financing & Prop 13 tax reassessment

Purchase price ($)Down payment (%)$40,000Interest rate (%)Loan termClosing costs (%)$4,000

Prop 13 post-purchase property tax estimate

$234/mo ($2,810/yr · 1.41%)

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 ($2,000/yr) + local voter-approved bond debt ($360/yr) + fixed direct levies/Mello-Roos ($450/yr).

Voter bond rate (%)$360/yrDirect levies / Mello-Roos ($/yr)Check Property tax bill ↗

2. Your rent & operating assumptions

Monthly gross rent ($)Your assumptionVacancy allowance (%)−$125/moManagement (%)$190/moMaintenance (%)$125/moCapEx reserve (%)$125/moInsurance ($/mo)$3,300/yrHOA dues ($/mo)Owner utilities ($/mo)

Mapped hazard zone insurance context on this parcel:

Parcel intersects a mapped Very High Fire Hazard Severity Zone (Local Responsibility Area) (local responsibility area). Properties in High or Very High fire hazard zones may require California FAIR Plan + difference-in-conditions (DIC) coverage; verify actual insurability and quotes early.

3. Scenario results (based on your assumptions)

Net monthly cash flow: +$415
Cash-on-cash return: 11.3%
Cap rate (Year 1 NOI): 8.55%
DSCR (NOI / debt): 1.41x
Break-even gross rent: $1,964/mo
Break-even vacancy: 23.0%

Monthly cash-flow breakdown (Effective gross $2,375 − Operating $949 − Debt $1,011)

Gross scheduled rent$2,500

Vacancy allowance (5%)−$125

Effective gross income$2,375

Prop 13 property tax (1.41%)−$234

Property insurance−$275

Management (8%), maintenance (5%) & CapEx (5%)−$440

Net Operating Income (NOI)+$1,426

Mortgage principal & interest (160,000 loan)−$1,011

Net monthly cash flow+$415

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	$2,300/mo	+$127/mo	3.5%	$2,122/mo	+$184/mo
Base (your inputs)	Your entered assumptions, 3.0%/yr rent growth	$2,500/mo	+$415/mo	11.3%	$1,964/mo	+$613/mo
Optimistic (cap-limited)	+6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by AB 1482 ceiling of 8.6%/yr)	$2,650/mo	+$579/mo	15.8%	$1,919/mo	+$939/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
Entitled1 unitsAug 27, 2024 – Aug 27, 2024
New home
Entitled1 unitsAug 14, 2024 – Aug 14, 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	—(CDSU24-00039)	ADU · Renter	1 (Aug 14, 2024)	—	—	—
2024	—(CDVR24-01023)	SFD · Owner	1 (Aug 27, 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-6: 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: 6,955 sq ft
Tax rate area: 85079
Assessor land use: Vacant, 1 site (includes PUD sites)
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 419-121-016.
Property tax bill
Search by parcel number 419-121-016 (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

$2,300/mo

+$127/mo

3.5%

$2,122/mo

+$184/mo

Base (your inputs)

Your entered assumptions, 3.0%/yr rent growth

$2,500/mo

+$415/mo

11.3%

$1,964/mo

+$613/mo

Optimistic (cap-limited)

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

$2,650/mo

+$579/mo

15.8%

$1,919/mo

+$939/mo

Report year

Project / record

Type

Entitled

Permitted

Completed

Deed-restricted

2024

—(CDSU24-00039)

ADU · Renter

1 (Aug 14, 2024)

—

2024

—(CDVR24-01023)

SFD · Owner

1 (Aug 27, 2024)

—