Richmond 94803 · APN 433-372-005-2 · Richmond
45 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
$913,000
Benchmark range: $776,000 – $1,050,000
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 6 yr (since Nov 24, 2020), with no new permit record in 6 yr. · 1 unit · $120,000 declared valuation
Permit issued and active for 6 yr (first record Nov 24, 2020), with no completion or new permit record in 4.6 yr. · 1 unit · $120,000 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 "In review" for 3.9 yr (since Dec 28, 2022), with no new permit record in 3.8 yr. · 1 unit · $83,000 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)
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)
Electrical / panel permit application filed (B25-00953)
Current status: Bus License Needed
REMOVE OLD 175A MAIN SER & INSTALLING NEW 400A MAIN SERVICE · Declared valuation: $10,000
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)
Solar / battery storage permit issued (B24-01171)
Recorded status: Finaled
SOLAR ROOF MOUNT 19.600 KW 49 SOLAR PANELS
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) · Geography: parcel
Solar / battery storage permit application filed (B24-01171)
Current status: Finaled
SOLAR ROOF MOUNT 19.600 KW 49 SOLAR PANELS
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) · Geography: parcel
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)
Solar / battery storage permit issued (B23-01048)
Recorded status: Expired
PV ROOF MOUNT 19.6KW 49 PANELS (N) 400AMP SUBPANEL · Declared valuation: $55,000
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) · Geography: parcel
Solar / battery storage permit application filed (B23-01048)
Current status: Expired
PV ROOF MOUNT 19.6KW 49 PANELS (N) 400AMP SUBPANEL · Declared valuation: $55,000
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) · Geography: parcel
1384 Fascination Cir · 1 unit · $83,000 valuation
Records span Dec 28, 2022 to Jan 10, 2023 (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 $782,031 in September 2021 to $817,971 in September 2022.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94803 (not a parcel appraisal)
Building permit reported to State HCD for 1 housing unit (NEW ATTACHED ADU)
Reported in 2022 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 (B20-02617)
Recorded status: Issued
ATTACHED 748 SQF FT 1 BEDROOM 1 BATHROOM ADU · Declared valuation: $120,000 · 1 housing unit
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) · Geography: parcel
Annual ZIP 94803 home-value index checkpoint
Changed from $643,417 in September 2020 to $782,031 in September 2021.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94803 (not a parcel appraisal)
Planning entitlement approved for 1 housing unit (NEW 748 SF ADU)
Reported in 2020 Housing Element Annual Progress Report
ADU · Renter
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: parcel
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 6 yr (first record Nov 24, 2020) with no new permit activity recorded in 4.6 yr.
Active in "Applied" for 6 yr (first record Nov 24, 2020) with no new permit activity recorded in 6 yr.
Active in "Issued" for 7.1 yr (first record Oct 9, 2019) with no new permit activity recorded in 7.1 yr.
Active in "In review" for 3.9 yr (first record Dec 28, 2022) with no new permit activity recorded in 3.8 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 ($9,150/yr) + local voter-approved bond debt ($1,647/yr) + fixed direct levies/Mello-Roos ($450/yr).
Mapped hazard zone insurance context on this parcel:
−$44,526/yr
Cash needed: $201,300
NOI: $10,995/yr
P&I: $4,627/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 | −$4,026/mo | -24.0% | $8,150/mo | −$4,018/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,750/mo | −$3,710/mo | -22.1% | $7,544/mo | −$3,546/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 | −$3,529/mo | -21.0% | $7,369/mo | −$3,342/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 unitsNov 24, 2020 – Apr 1, 2022
Applied1 unitsNov 24, 2020 – Nov 24, 2020
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
REMOVE OLD 175A MAIN SER & INSTALLING NEW 400A MAIN SERVICE
SOLAR ROOF MOUNT 19.600 KW 49 SOLAR PANELS
PV ROOF MOUNT 19.6KW 49 PANELS (N) 400AMP SUBPANEL
ATTACHED 748 SQF FT 1 BEDROOM 1 BATHROOM ADU
ATTACHED 748 SQF FT 1 BEDROOM 1 BATHROOM ADU
INSTALL NEW FURNACE & HEATPUMP AND WATER HEATER REPLACEMENT
T/O ONE LAYER OF EXISTING ROOF/ INSTALL COMP SHINGLES
REPLACING 16 WINDOWS RETROFIT WINDOWS
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 | NEW ATTACHED ADU(B20-02617) | ADU · Renter | — | 1 (Apr 1, 2022) | — | — |
| 2020 | NEW 748 SF ADU(PLN20-327) | ADU · Renter | 1 (Nov 24, 2020) | — | — | — |
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
0.31 acres
Assessor's classification for assessment purposes. This is not zoning.
5398 HEAVENLY RIDGE LN
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 433-372-005.
Search by parcel number 433-372-005 (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.