Hayward 94544 · APN 444-51-22 · Hayward
Zoned RL in Hayward with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $981,000 ($834,000–$1,128,000).
Zoned RL supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 18,145 sq ft lot.
Source: Hayward zoning · CA Gov. Code 66314 & 65852.21
all of the lot of the parcel intersects Zone X: minimal flood hazard. Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
Muir SFR & ADU: Active in "Entitled" for 4.3 yr (first record Jul 15, 2022) with no new permit activity recorded in 4.3 yr.
Source: Alameda County building permits (review-time benchmark)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$981,000
Benchmark range: $834,000 – $1,128,000
Closest lead: 4 new homes (0.47 mi N, issued). Inspect timeline history before assuming near-term completion.
Source: Alameda County building permits · HCD APR (½-mile radius)
Permit counts and nearby activity on this page may omit municipal counter records. Request a parcel permit report directly from the local building department.
Source: Source coverage registry (Hayward)
Since — within ½ mile: 4 homes completed, 9 permitted.
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.
No permit activity recorded within ½ mile.
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.
We don't have building permits for Hayward, so we can't show what has been permitted nearby.
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 Hayward's planning department before relying on it.
Sources: City of Hayward GIS, Zoning (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) · Zoning classes: our classification of RL as single-family residential, from the code's name only
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 "Entitled" for 4.3 yr (since Jul 15, 2022), with no new permit record in 4.3 yr. · 2 units
Permit issued and active for 4.2 yr (first record Aug 17, 2022), with no completion or new permit record in 4.2 yr. · 1 unit
Permit issued and active for 3.3 yr (first record Jul 25, 2023), with no completion or new permit record in 3.3 yr. · 1 unit
Permit issued and active for 3.2 yr (first record Aug 16, 2023), with no completion or new permit record in 3.2 yr. · 1 unit
In "Entitled" for 2.5 yr (since May 8, 2024), with no new permit record in 2.5 yr. · 1 unit
In "Entitled" for 2.5 yr (since May 8, 2024), with no new permit record in 2.5 yr. · 1 unit
Latest published Zillow Home Value Index (ZHVI) update
Changed from $830,783 in September 2025 to $804,006 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94544 (not a parcel appraisal)
1 unit
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
Annual ZIP 94544 home-value index checkpoint
Changed from $902,002 in September 2024 to $830,783 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94544 (not a parcel appraisal)
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
1 unit
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
1 unit
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
1 unit
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
4 units
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
1 unit
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
1 housing unit completed (202204221)
Reported in 2024 Housing Element Annual Progress Report
SFD · Owner
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: parcel
1 housing unit completed (202204222)
Reported in 2024 Housing Element Annual Progress Report
ADU · Renter
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: parcel
9 units · 1 affordable
Records span May 31, 2023 to Oct 16, 2024 (0 permits).
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
Annual ZIP 94544 home-value index checkpoint
Changed from $848,077 in September 2023 to $902,002 in September 2024.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94544 (not a parcel appraisal)
Cross-referenced intelligence from our historical development graph—connecting parcels, permits, entity-resolved builders, empirical review-time distributions, and neighborhood renovation trends.
Explore full Hayward development graph →Active in "Entitled" for 4.3 yr (first record Jul 15, 2022) with no new permit activity recorded in 4.3 yr.
Active in "Issued" for 21 mo (first record Feb 24, 2025) with no new permit activity recorded in 21 mo. High-impact scale (4 housing units across 0 permits).
Active in "Issued" for 3.2 yr (first record Aug 16, 2023) with no new permit activity recorded in 3.2 yr.
Active in "Entitled" for 2.5 yr (first record May 8, 2024) with no new permit activity recorded in 2.5 yr.
Active in "Entitled" for 2.5 yr (first record May 8, 2024) with no new permit activity recorded in 2.5 yr.
Active in "Issued" for 4.2 yr (first record Aug 17, 2022) with no new permit activity recorded in 4.2 yr.
HUD Small Area Fair Market Rent · ZIP 94544
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 ($9,800/yr) + local voter-approved bond debt ($2,156/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
Model adding a backyard ADU or garage conversion under California's Prop 13 blended new-construction assessment (existing house & land tax base stays intact; only ADU build cost is assessed) and SB 13 impact-fee rules.
−$47,380/yr
Cash needed: $215,600
NOI: $12,085/yr
P&I: $4,955/mo
For $0/mo net cash flow
At $2,850/mo gross 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 | $2,622/mo | −$4,276/mo | -23.8% | $8,591/mo | −$4,260/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,850/mo | −$3,948/mo | -22.0% | $7,951/mo | −$3,771/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 5.0%/yr) | $3,021/mo | −$3,760/mo | -20.9% | $7,767/mo | −$3,399/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 Hayward: Hayward Residential Rent Stabilization Ordinance — 5% annual cap for covered pre-1979 multifamily rental units. Official program rules ↗
Finaled / completed1 unitsJan 9, 2023 – Nov 19, 2024
Finaled / completed1 unitsJan 12, 2023 – Oct 23, 2024
Entitled2 unitsJul 15, 2022 – Jul 15, 2022
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
No building permits are recorded for this parcel since 2016.
| Report year | Project / record | Type | Entitled | Permitted | Completed | Deed-restricted |
|---|---|---|---|---|---|---|
| 2024 | —(202204221) | SFD · Owner | — | — | 1 (Nov 19, 2024) | — |
| 2024 | —(202204222) | ADU · Renter | — | — | 1 (Oct 23, 2024) | — |
| 2023 | —(202204221) | SFD · Renter | — | 1 (Jan 9, 2023) | — | — |
| 2023 | —(202204222) | ADU · Renter | — | 1 (Jan 12, 2023) | — | — |
| 2022 | Muir SFR & ADU(202201879) | SFD · Owner | 2 (Jul 15, 2022) | — | — | — |
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Nov 9, 2026 · From Hayward's Housing Element Annual Progress Reports. A project can appear in several report years as it moves from entitlement to permit to completion.
Source: City of Hayward GIS, Zoning · Geography: zoning district polygon at parcel point · Retrieved Nov 9, 2026
0.42 acres
Assessor's classification for assessment purposes. This is not zoning.
25011 MUIR ST; 25015 MUIR ST; 25017 MUIR ST
Source: Alameda County Assessor / Information Technology Department, Parcel Boundaries · Geography: parcel · Retrieved Nov 9, 2026
Look up assessed values and parcel maps by parcel number 444-51-22. Assessed value is not market value.
Search by parcel number 444-51-22 (Alameda County Treasurer-Tax Collector)
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.