Richmond 94803 · APN 425-262-011-9 · Richmond
Since November 2024 within ½ mile: 1 homes completed, 5 permitted, 9 proposed or in review.
15 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.
65 permits within ½ mile since November 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
$733,000
Benchmark range: $623,000 – $843,000
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 "Applied" for 20 mo (since Feb 27, 2025), with no new permit record in 20 mo. · 1 unit · $48,000 declared valuation
In "In review" for 23 mo (since Dec 10, 2024), with no new permit record in 20 mo. · 1 unit · $48,000 declared valuation
In "Entitled" for 7.4 yr (since Jun 24, 2019), with no new permit record in 7.4 yr. · 1 unit · $50,000 declared valuation
Permit issued and active for 7.1 yr (first record Sep 17, 2019), with no completion or new permit record in 7.1 yr. · 1 unit
In "Entitled" for 6.3 yr (since Jul 22, 2020), with no new permit record in 6.3 yr. · 1 unit
In "Entitled" for 6.3 yr (since Aug 6, 2020), with no new permit record in 6.3 yr. · 1 unit
Latest published Zillow Home Value Index (ZHVI) update
Changed from $727,674 in September 2025 to $726,110 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94803 (not a parcel appraisal)
1 unit
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
5250 Sunset Dr Unit 2 · 1 unit · $75,000 valuation
Records span Sep 19, 2024 to Oct 31, 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 94803 home-value index checkpoint
Changed from $790,997 in September 2024 to $727,674 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94803 (not a parcel appraisal)
1 unit
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
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)
1 unit
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)
1 unit
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)
1 unit
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
Accessory dwelling unit (new or conversion) permit application filed (BP25-00149)
Current status: Cancelled
ATTACHGARAGE CONVERSION TO ADU (1 BEDROOM 1BATH) - 478 S.F. · Declared valuation: $48,000
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) · Geography: parcel
Accessory dwelling unit (new or conversion) permit application filed (BP25-00143)
Current status: Applied
GARAGE CONVERSION TO ADU (1 BEDROOM 1BATH) - 478 S.F. · Declared valuation: $48,000
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) · Geography: parcel
4674 Valley View Rd Unit A · 1 unit · $98,500 valuation
Records span May 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)
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 "In review" for 23 mo (first record Dec 10, 2024) with no new permit activity recorded in 20 mo.
Active in "Applied" for 20 mo (first record Feb 27, 2025) with no new permit activity recorded in 20 mo.
Active in "Entitled" for 3.3 yr (first record Aug 1, 2023) with no new permit activity recorded in 3.3 yr.
Active in "Entitled" for 3.9 yr (first record Dec 13, 2022) with no new permit activity recorded in 3.9 yr.
Active in "Issued" for 2.4 yr (first record May 31, 2024) with no new permit activity recorded in 2.4 yr.
Active in "Issued" for 7.1 yr (first record Sep 17, 2019) with no new permit activity recorded in 7.1 yr.
HUD Small Area Fair Market Rent · ZIP 94803
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 ($7,350/yr) + local voter-approved bond debt ($1,323/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$30,160/yr
Cash needed: $161,700
NOI: $14,439/yr
P&I: $3,717/mo
For $0/mo net cash flow
At $2,750/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 | $2,530/mo | −$2,829/mo | -21.0% | $6,479/mo | −$2,795/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,750/mo | −$2,513/mo | -18.7% | $5,997/mo | −$2,323/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 3.0%/yr rent growth (capped by local ordinance ceiling of 3.0%/yr) | $2,915/mo | −$2,332/mo | -17.3% | $5,858/mo | −$2,119/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 ↗
In review1 unitsDec 10, 2024 – Mar 3, 2025
Applied1 unitsFeb 27, 2025 – Feb 27, 2025
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
ATTACHGARAGE CONVERSION TO ADU (1 BEDROOM 1BATH) - 478 S.F.
GARAGE CONVERSION TO ADU (1 BEDROOM 1BATH) - 478 S.F.
ATTACHGARAGE CONVERSION TO ADU (1 BEDROOM 1BATH) - 478 S.F.
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 | KARKI ADU GARAGE CONVERSION(PLN24-335) | ADU · Renter | 1 (Dec 10, 2024) | — | — | — |
| 2024 | KARKI ADU GARAGE CONVERSION(PLN24-335) | ADU · Renter | 1 (Dec 10, 2024) | — | — | — |
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
0.16 acres
Assessor's classification for assessment purposes. This is not zoning.
3085 SUN 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 425-262-011.
Search by parcel number 425-262-011 (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.