Richmond 94804 · APN 510-113-015-0 · Richmond
Since November 2024 within ½ mile: 12 homes completed, 77 permitted, 4 proposed or in review (70 of them deed-restricted affordable); 1 demolition.
25 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.
76 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.
$667,000
Benchmark range: $567,000 – $767,000
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 "In review" for 8.6 yr (since Mar 27, 2018), with no new permit record in 8.6 yr. · 1 unit · $61,000 declared valuation
Permit issued and active for 3.6 yr (first record Apr 17, 2023), with no completion or new permit record in 3.6 yr. · 1 unit
Permit issued and active for 7.7 yr (first record Feb 27, 2019), with no completion or new permit record in 3.4 yr. · 3 units · $499,500 declared valuation
In "Applied" for 3.9 yr (since Nov 23, 2022), with no new permit record in 3.4 yr. · 1 unit · $170,000 declared valuation
Permit issued and active for 3.3 yr (first record Jul 17, 2023), with no completion or new permit record in 3.3 yr. · 1 unit
In "Entitled" for 3.3 yr (since Jul 21, 2023), with no new permit record in 3.3 yr. · 393 units
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)
1 unit
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
70 units · 69 affordable
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)
1900 Placer St · 1 unit · $111,000 valuation
Records span Jun 30, 2022 to Sep 24, 2025 (3 permits).
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
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)
1 housing unit completed (CONVERSION OF DETACHED GARAGE TO)
Reported in 2025 Housing Element Annual Progress Report
ADU · Renter
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: parcel
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
1 unit
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)
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)
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 "In review" for 8.6 yr (first record Mar 27, 2018) with no new permit activity recorded in 8.6 yr.
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 "Issued" for 3 yr (first record Oct 19, 2023) with no new permit activity recorded in 16 mo.
Active in "Applied" for 21 mo (first record Feb 18, 2025) with no new permit activity recorded in 21 mo.
Active in "Applied" for 3.9 yr (first record Nov 23, 2022) with no new permit activity recorded in 3.4 yr.
Active in "Issued" for 2.8 yr (first record Jan 22, 2024) with no new permit activity recorded in 2.8 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 ($6,650/yr) + local voter-approved bond debt ($1,197/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$28,105/yr
Cash needed: $146,300
NOI: $12,246/yr
P&I: $3,363/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 | −$2,621/mo | -21.5% | $5,889/mo | −$2,594/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,425/mo | −$2,342/mo | -19.2% | $5,451/mo | −$2,178/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 | −$2,182/mo | -17.9% | $5,324/mo | −$1,997/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 / completed2 unitsApr 12, 2022 – Jun 16, 2025
In review1 unitsMar 27, 2018 – Mar 27, 2018
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
CHANGE METER PANEL UPGRADE ACCOUNT OF ADU
REVISION TO PERMIT B22-01063 - ROOF FRAMING
REVISIONS TO B22-01053
CONVERSION OF DETACHED GARAGE TO
CONVERSION OF DETACHED GARAGE TO
INTERIOR ALTERATION INSTALL 3 WINDOWS REMODEL
CONVERT 385SQ FT GARAGE TO ADU
CODE COMPLIANCE INSPECTION : ILLEGAL GARAGE CONVERSION AND
REPLACE EXISTING WALL FURNACE (SAME LOCATION)
INSTALLATION OF 17 PANEL SOLAR PV MOUNT (4.25 KW)
INSTALLATION OF 17 PANEL SOLAR PV MOUNT (4.25 KW)
100AMP SERVICE REPLACEMENT W/NEW 100AMP SERVICE
OPEN 1 WINDOW 4'X6' ON THE WALL; DUAL PANEL
OPEN 1 WINDOW 4'X6' ON THE WALL; DUAL PANEL
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 |
|---|---|---|---|---|---|---|
| 2025 | CONVERSION OF DETACHED GARAGE TO(B22-01053) | ADU · Renter | — | — | 1 (Jun 16, 2025) | — |
| 2022 | GARAGE ADU CONVERSION & JADU(PLN22-145) | ADU · Renter | 1 (May 18, 2022) | — | — | — |
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
0.11 acres
Assessor's classification for assessment purposes. This is not zoning.
2728 CARLSON BLVD
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 510-113-015.
Search by parcel number 510-113-015 (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.