Hayward 94544 · APN 444-63-20 · Hayward
Zoned RL in Hayward with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $793,000 ($674,000–$912,000).
Zoned RL supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 5,092 sq ft lot.
Source: Hayward zoning · CA Gov. Code 66314 & 65852.21
about 12% of the lot of the parcel intersects Zone X: 0.2% annual chance flood hazard (shaded X). Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
New home: Active in "Issued" for 17 mo (first record Jun 2, 2025) with no new permit activity recorded in 17 mo.
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.
$793,000
Benchmark range: $674,000 – $912,000
Closest lead: Belmont Estates-Tract 11371-25107 Belmont (PR-00 (0.37 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: 6 homes completed, 4 permitted, 1 proposed or in review.
11 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.
Permit issued and active for 5.5 yr (first record Apr 28, 2021), with no completion or new permit record in 5.5 yr. · 1 unit
In "Entitled" for 3.5 yr (since May 10, 2023), with no new permit record in 3.5 yr. · 4 units
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 3.2 yr (since Sep 7, 2023), with no new permit record in 3.2 yr. · 2 units
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
Records span Apr 14, 2022 to Nov 21, 2025 (0 permits).
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)
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
1 unit
Records span Dec 20, 2022 to Oct 20, 2025 (0 permits).
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)
1 unit
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
Building permit reported to State HCD for 1 housing unit (BL-NRES-2024-00134)
Reported in 2025 Housing Element Annual Progress Report
ADU · Renter
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: parcel
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)
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
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)
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 "Issued" for 17 mo (first record Jun 2, 2025) with no new permit activity recorded in 17 mo.
Active in "Issued" for 5.5 yr (first record Apr 28, 2021) with no new permit activity recorded in 5.5 yr.
Active in "Issued" for 2.2 yr (first record Sep 10, 2024) with no new permit activity recorded in 2.2 yr. High-impact scale (4 housing units across 0 permits).
Active in "Entitled" for 3.5 yr (first record May 10, 2023) with no new permit activity recorded in 3.5 yr. High-impact scale (4 housing units across 0 permits).
Active in "Issued" for 3.3 yr (first record Jul 25, 2023) with no new permit activity recorded in 3.3 yr.
Active in "Entitled" for 2.5 yr (first record May 16, 2024) with no new permit activity recorded in 2.5 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 ($10,795/yr) + local voter-approved bond debt ($2,375/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.
Statutory notes: Under CA Gov. Code § 66324 (SB 13), local agencies cannot impose development impact fees on ADUs under 750 sq ft (plan-check, school district fees ≥500 sq ft, and utility connection fees still apply). Under CA Rev. & Tax. Code § 71, building an ADU triggers a supplemental assessment on the new construction value without reassessing the existing dwelling or land. Newly built ADUs also carry a rolling 15-year exemption from statewide AB 1482 rent caps from certificate of occupancy.
−$36,552/yr
Cash needed: $246,025
NOI: $31,926/yr
P&I: $5,706/mo
For $0/mo net cash flow
At $5,175/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 | $4,761/mo | −$3,641/mo | -17.8% | $9,843/mo | −$3,539/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $5,175/mo | −$3,046/mo | -14.9% | $9,110/mo | −$2,651/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 5.0%/yr) | $5,486/mo | −$2,704/mo | -13.2% | $8,899/mo | −$1,975/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 ↗
Issued1 unitsJun 2, 2025 – Jun 2, 2025
Issued1 unitsApr 28, 2021 – Apr 28, 2021
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 |
|---|---|---|---|---|---|---|
| 2025 | —(BL-NRES-2024-00134) | ADU · Renter | — | 1 (Jun 2, 2025) | — | — |
| 2021 | Legalize (E) 425 sq ft. detached ADU and 100 sq ft. storage(202004051) | ADU · Renter | — | 1 (Apr 28, 2021) | — | — |
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
0.12 acres
Assessor's classification for assessment purposes. This is not zoning.
542 CULP AVE; 546 CULP AVE
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 444-63-20. Assessed value is not market value.
Search by parcel number 444-63-20 (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.