Richmond 94803 · APN 431-184-020-3 · Richmond
Since November 2024 within ½ mile: 1 homes completed, 5 permitted, 7 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.
110 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
$860,000
Benchmark range: $731,000 – $989,000
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.
Permit issued and active for 2.5 yr (first record May 9, 2024), with no completion or new permit record in 21 mo. · 1 unit · $98,500 declared valuation
Permit issued and active for 8.6 yr (first record Apr 9, 2018), with no completion or new permit record in 8.5 yr. · 1 unit · $50,000 declared valuation
In "Entitled" for 7.8 yr (since Jan 8, 2019), with no new permit record in 7.8 yr. · 1 unit
In "Applied" for 7.5 yr (since Apr 26, 2019), with no new permit record in 7.5 yr. · 1 unit · $150,000 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
In "Entitled" for 6.1 yr (since Oct 9, 2020), with no new permit record in 6.1 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)
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)
1 unit
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)
3409 May Rd Unit A · 1 unit · $200,000 valuation
Records span Aug 15, 2024 to Jun 16, 2025 (2 permits).
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)
2 Wildwood Ct Unit A & 2 Unit A & · 1 unit · $173,000 valuation
Records span Oct 20, 2022 to May 15, 2025 (1 permit).
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
3427 Maywood Dr Unit A · 1 unit · $290,995 valuation
Records span Mar 27, 2024 to Apr 22, 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)
1 unit
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
3085 Sun Ct Unit 2 · 1 unit · $48,000 valuation
Records span Dec 10, 2024 to Mar 3, 2025 (2 permits).
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
3085 Sun Ct · 1 unit · $48,000 valuation
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
Building permit reported to State HCD for 1 housing unit (450 DETACHED ADU ONE BEDROOM AND ONE BATHROOM.)
Reported in 2025 Housing Element Annual Progress Report
ADU · Renter
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: parcel
Accessory dwelling unit (new or conversion) permit issued (B24-01715)
Recorded status: Issued
450 DETACHED ADU ONE BEDROOM AND ONE BATHROOM. · Declared valuation: $98,500
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) · Geography: parcel
1 unit
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 "Issued" for 2.5 yr (first record May 9, 2024) with no new permit activity recorded in 21 mo.
Active in "In review" for 2.3 yr (first record Jul 15, 2024) with no new permit activity recorded in 22 mo.
Active in "Issued" for 2.2 yr (first record Aug 15, 2024) with no new permit activity recorded in 17 mo.
Active in "Issued" for 6 yr (first record Oct 30, 2020) with no new permit activity recorded in 3.1 yr.
Active in "Entitled" for 17 mo (first record May 30, 2025) with no new permit activity recorded in 17 mo.
Active in "Entitled" for 2.3 yr (first record Jul 1, 2024) with no new permit activity recorded in 2.3 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 ($8,600/yr) + local voter-approved bond debt ($1,548/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$39,220/yr
Cash needed: $189,200
NOI: $12,964/yr
P&I: $4,349/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 | −$3,584/mo | -22.7% | $7,533/mo | −$3,560/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,750/mo | −$3,268/mo | -20.7% | $6,973/mo | −$3,088/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 | −$3,087/mo | -19.6% | $6,811/mo | −$2,884/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 ↗
Issued1 unitsMay 9, 2024 – Feb 10, 2025
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
450 DETACHED ADU ONE BEDROOM AND ONE BATHROOM.
450 DETACHED ADU ONE BEDROOM AND ONE BATHROOM.
INSTALLATION OF ROOF-MOUNTED PV SYSTEM
REPLACE 40 GALLON WATER HEATER
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 | 450 DETACHED ADU ONE BEDROOM AND ONE BATHROOM.(B24-01715) | ADU · Renter | — | 1 (Feb 10, 2025) | — | — |
| 2025 | MONIM ADU(PLN24-154) | ADU · Renter | 1 (May 9, 2024) | — | — | — |
| 2024 | MONIM ADU(PLN24-154) | ADU · Renter | 1 (May 9, 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
0.18 acres
Assessor's classification for assessment purposes. This is not zoning.
4674 VALLEY VIEW RD
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 431-184-020.
Search by parcel number 431-184-020 (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.