Richmond 94803 · APN 431-360-033-2 · Richmond
Since November 2024 within ½ mile: 3 permitted, 2 proposed or in review.
5 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.
69 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
$891,000
Benchmark range: $757,000 – $1,025,000
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.
No ADU or new-home permits recorded within ¼ mile in this window.
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 7.5 yr (since Apr 26, 2019), with no new permit record in 7.5 yr. · 1 unit · $150,000 declared valuation
Permit issued and active for 7.1 yr (first record Oct 9, 2019), with no completion or new permit record in 7.1 yr. · $1,000 declared valuation
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 4 yr (since Oct 26, 2022), with no new permit record in 4 yr. · 1 unit · $173,000 declared valuation
Permit issued and active for 6 yr (first record Oct 30, 2020), with no completion or new permit record in 3.1 yr. · 1 unit · $116,225 declared valuation
In "Entitled" for 3.6 yr (since Mar 22, 2023), with no new permit record in 2.8 yr. · 1 unit · $120,000 declared valuation
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)
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)
Solar / battery storage permit issued (B25-01004)
Recorded status: Issued
INSTALLING (17) SOLAR PANELS (6.8KW) & (2) BATTERIES (10KWH) · Declared valuation: $43,400
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) · Geography: parcel
Solar / battery storage permit application filed (B25-01004)
Current status: Issued
INSTALLING (17) SOLAR PANELS (6.8KW) & (2) BATTERIES (10KWH) · Declared valuation: $43,400
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) · Geography: parcel
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)
3385 Brentwood Ave · 1 unit · $326,000 valuation
Records span Jan 13, 2021 to Aug 6, 2024 (1 permit).
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
3441 Stewarton Dr Unit A · 1 unit · $120,000 valuation
Records span Mar 22, 2023 to Jan 26, 2024 (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 $817,971 in September 2022 to $775,801 in September 2023.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94803 (not a parcel appraisal)
3416 Eric Ct Unit 2 · 1 unit · $116,225 valuation
Records span Oct 30, 2020 to Sep 18, 2023 (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 "Applied" for 7.5 yr (first record Apr 26, 2019) with no new permit activity recorded in 7.5 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 "Issued" for 2.6 yr (first record Mar 27, 2024) with no new permit activity recorded in 19 mo.
Active in "Issued" for 7.1 yr (first record Oct 9, 2019) with no new permit activity recorded in 7.1 yr.
Active in "Issued" for 2.3 yr (first record Aug 7, 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 ($8,900/yr) + local voter-approved bond debt ($1,602/yr) + fixed direct levies/Mello-Roos ($450/yr).
Mapped hazard zone insurance context on this parcel:
−$42,714/yr
Cash needed: $195,800
NOI: $11,290/yr
P&I: $4,500/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 | −$3,875/mo | -23.8% | $7,940/mo | −$3,865/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,750/mo | −$3,559/mo | -21.8% | $7,349/mo | −$3,393/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 | −$3,378/mo | -20.7% | $7,178/mo | −$3,189/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 ↗
Finaled / completed1 unitsOct 18, 2022 – Aug 18, 2023
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
INSTALLING (17) SOLAR PANELS (6.8KW) & (2) BATTERIES (10KWH)
TRUSS CLAC'S
TRUSS CALCS
440 S F ATTACHED ADU
440 S F ATTACHED ADU
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 | ATTACHED ADU 440 SF(PLN22-325) | ADU · Renter | 1 (Oct 18, 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
0.30 acres
Assessor's classification for assessment purposes. This is not zoning.
31 NIGHTOWL CT
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 431-360-033.
Search by parcel number 431-360-033 (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.