Richmond 94804 · APN 510-053-032-7 · Richmond
Since November 2024 within ½ mile: 9 homes completed, 210 permitted, 1 proposed or in review (22 of them deed-restricted affordable); 1 demolition.
17 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.
56 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.
$198,000
Benchmark range: $168,000 – $228,000
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) · Geography: permits located by parcel, ½ mile radius · Retrieved Oct 26, 2026
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 Oct 26, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Oct 26, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Oct 26, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Oct 26, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Oct 26, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Oct 26, 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 7.2 yr (since Sep 6, 2019), with no new permit record in 6.9 yr. · 14 units · $3,526,656 declared valuation
In "Entitled" for 3.3 yr (since Jul 21, 2023), with no new permit record in 3.3 yr. · 393 units
In "Entitled" for 4.7 yr (since Feb 18, 2022), with no new permit record in 4.7 yr. · 1 unit
In "Applied" for 5.4 yr (since Jun 15, 2021), with no new permit record in 4.6 yr. · 1 unit · $122,000 declared valuation
In "Applied" for 4.5 yr (since May 17, 2022), with no new permit record in 4.5 yr. · $100,000 declared valuation
Permit issued and active for 4.4 yr (first record Jun 7, 2022), with no completion or new permit record in 4.4 yr. · $25,000 declared valuation
Latest published Zillow Home Value Index (ZHVI) update
Changed from $576,759 in September 2025 to $566,473 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94804 (not a parcel appraisal)
121 units · 12 affordable
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
77 units · 9 affordable
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
9 units
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
Annual ZIP 94804 home-value index checkpoint
Changed from $615,701 in September 2024 to $576,759 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94804 (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)
6111 Columbia Ave Unit A · 1 unit · $150,000 valuation
Records span Oct 19, 2023 to Jul 9, 2025 (2 permits).
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
2331 Carlson Blvd Unit 2 · 1 unit · $240,000 valuation
Records span Aug 3, 2024 to Jun 24, 2025 (1 permit).
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
2728 Carlson Blvd Unit A & 2 Unit A & · 2 units · $108,500 valuation
Records span Apr 12, 2022 to Jun 16, 2025 (1 permit).
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
5207 Dalai Lama Ave · 1 unit · $194,405 valuation
Records span Dec 21, 2022 to Apr 16, 2025 (1 permit).
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
5211 Dalai Lama Ave · 1 unit · $224,997 valuation
Records span Dec 21, 2022 to Apr 16, 2025 (1 permit).
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
5215 Dalai Lama Ave · 1 unit · $194,405 valuation
Records span Dec 22, 2022 to Apr 16, 2025 (1 permit).
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
5219 Dalai Lama Ave · 1 unit · 1 affordable · $192,478 valuation
Records span Dec 22, 2022 to Apr 16, 2025 (1 permit).
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
5223 Dalai Lama Ave · 1 unit · $227,165 valuation
Records span Dec 22, 2022 to Apr 16, 2025 (1 permit).
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
2926 San Luis St Unit 2 · 1 unit · $80,000 valuation
Records span Nov 15, 2021 to Mar 6, 2025 (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 "Entitled" for 3.3 yr (first record Jul 21, 2023) with no new permit activity recorded in 3.3 yr. High-impact scale (393 housing units, 312 deed-restricted affordable across 0 permits).
Active in "Applied" for 7.2 yr (first record Sep 6, 2019) with no new permit activity recorded in 6.9 yr. High-impact scale (14 housing units, $3,526,656 declared valuation across 6 permits).
Active in "Issued" for 3.9 yr (first record Dec 22, 2022) with no new permit activity recorded in 2.2 yr. High-impact scale (1 housing unit, 1 deed-restricted affordable, $194,559 declared valuation across 1 permit).
Active in "Issued" for 4.2 yr (first record Aug 25, 2022) with no new permit activity recorded in 4.2 yr.
Active in "Applied" for 5.4 yr (first record Jun 15, 2021) with no new permit activity recorded in 4.6 yr.
Active in "Applied" for 4.5 yr (first record May 17, 2022) with no new permit activity recorded in 4.5 yr.
HUD Small Area Fair Market Rent · ZIP 94804
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 ($2,000/yr) + local voter-approved bond debt ($360/yr) + fixed direct levies/Mello-Roos ($450/yr).
Mapped hazard zone insurance context on this parcel:
+$4,278/yr
Cash needed: $44,000
NOI: $16,413/yr
P&I: $1,011/mo
For $0/mo net cash flow
At $2,425/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 | $2,231/mo | +$78/mo | 2.1% | $2,122/mo | +$131/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,425/mo | +$356/mo | 9.7% | $1,964/mo | +$547/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 3.0%/yr rent growth (capped by local ordinance ceiling of 3.0%/yr) | $2,571/mo | +$517/mo | 14.1% | $1,919/mo | +$728/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 ↗
Entitled393 units312 deed-restrictedJul 21, 2023 – Jul 21, 2023
Applied14 unitsSep 6, 2019 – Dec 20, 2019
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
ESTIMATE: MASTER 3- TOWNHOUSES - TOTAL SF 21504 --
ESTIMATE: MASTER 2 - TOWNHOUSES - TOTAL SF 19460 -
ESTIMATE: MASTER 1 - TOWNHOUSES TOTAL SF - 17486
ESTIMATE: MASTER 5 - SINGLE FAMILY DWELLING
ESTIMATE: MASTER 4 - SINGLE FAMILY DWELLING
ESTIMATE ONLY: RE: CONDOMINIUM - 46 UNITS 63792 SQ. FT.
SEE DESCRIPTION
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) · Geography: parcel (APN) · Retrieved Oct 26, 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 |
|---|---|---|---|---|---|---|
| 2023 | Central Avenue Housing Project(PLN22-045) | 5+ · Renter | 393 (Jul 21, 2023) | — | — | 312 |
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Oct 26, 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 Oct 26, 2026
1.69 acres
Assessor's classification for assessment purposes. This is not zoning.
5620 CENTRAL AVE
Source: Contra Costa County Assessor / Department of Information Technology, Assessment Parcels · Geography: parcel · Retrieved Oct 26, 2026
County map with assessor parcel maps and zoning. Search parcel 510-053-032.
Search by parcel number 510-053-032 (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.