Richmond 94803 · APN 431-290-019-6 · Richmond
Since November 2024 within ½ mile: 1 homes completed, 4 permitted, 5 proposed or in review.
10 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.
63 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 Nov 9, 2026
$730,000
Benchmark range: $621,000 – $839,000
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 Nov 9, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Nov 9, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Nov 9, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Nov 9, 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 4.5 yr (since May 12, 2022), with no new permit record in 4.3 yr. · 1 unit · $36,225 declared valuation
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 7 yr (since Oct 21, 2019), with no new permit record in 7 yr. · 1 unit
Permit issued and active for 6.9 yr (first record Dec 23, 2019), with no completion or new permit record in 6.9 yr. · 1 unit
In "Entitled" for 6.2 yr (since Aug 31, 2020), with no new permit record in 6.2 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)
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)
4503 Whitecliff Way Unit 2 · 1 unit · $63,000 valuation
Records span Jul 15, 2024 to Jan 13, 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 $775,801 in September 2023 to $790,997 in September 2024.
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)
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 "Applied" for 4.5 yr (first record May 12, 2022) with no new permit activity recorded in 4.3 yr.
Active in "Issued" for 4.1 yr (first record Oct 20, 2022) with no new permit activity recorded in 18 mo.
Active in "Applied" for 4 yr (first record Oct 26, 2022) with no new permit activity recorded in 4 yr.
Active in "Entitled" for 13 mo (first record Oct 15, 2025) with no new permit activity recorded in 13 mo.
Active in "Entitled" for 3.6 yr (first record Mar 22, 2023) with no new permit activity recorded in 2.8 yr.
Active in "Entitled" for 17 mo (first record May 30, 2025) with no new permit activity recorded in 17 mo.
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 ($7,300/yr) + local voter-approved bond debt ($1,314/yr) + fixed direct levies/Mello-Roos ($450/yr).
Mapped hazard zone insurance context on this parcel:
−$31,117/yr
Cash needed: $160,600
NOI: $13,178/yr
P&I: $3,691/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 | −$2,909/mo | -21.7% | $6,591/mo | −$2,886/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,750/mo | −$2,593/mo | -19.4% | $6,100/mo | −$2,414/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 | −$2,412/mo | -18.0% | $5,959/mo | −$2,210/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 ↗
Applied1 unitsMay 12, 2022 – Jul 25, 2022
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
CONVERSION OF GARAGE INTO ADU
Conversion of Garage into ADU
FC/O 11 WINDOWS - RETROFIT - IN KIND AND 1 PATIO DOOR
ROOF TOP SOLAR INSTALLATION - 5.13 KW
ROOF TOP SOLAR INSTALLATION - 5.13 KW
ADD 1 LIGHT
TEAR OFF EXIST/SHEATH/REROOF W/COMP SHING&NEW SKYLITE-HALL
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) · Geography: parcel (APN) · Retrieved Nov 9, 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 |
|---|---|---|---|---|---|---|
| 2022 | GARAGE CONVERSION(PLN22-199) | ADU · Renter | 1 (Jul 12, 2022) | — | — | — |
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Nov 9, 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 Nov 9, 2026
0.15 acres
Assessor's classification for assessment purposes. This is not zoning.
4443 FIELDCREST DR
Source: Contra Costa County Assessor / Department of Information Technology, Assessment Parcels · Geography: parcel · Retrieved Nov 9, 2026
County map with assessor parcel maps and zoning. Search parcel 431-290-019.
Search by parcel number 431-290-019 (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.