Richmond 94801 · APN 514-162-031-9 · Richmond
Since October 2024 within ½ mile: 5 homes completed, 58 permitted, 3 proposed or in review (48 of them deed-restricted affordable).
16 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.
164 permits within ½ mile since October 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.
$475,000
Benchmark range: $404,000 – $546,000
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 5.8 yr (since Jan 11, 2021), with no new permit record in 5.3 yr. · 1 unit · $275,850 declared valuation
In "Applied" for 5.3 yr (since Jul 26, 2021), with no new permit record in 5.2 yr. · 1 unit · $59,700 declared valuation
Permit issued and active for 5.8 yr (first record Jan 4, 2021), with no completion or new permit record in 3.8 yr. · 1 unit · $335,550 declared valuation
Permit issued and active for 7.4 yr (first record Jun 12, 2019), with no completion or new permit record in 4.8 yr. · 1 unit · $292,200 declared valuation
In "Entitled" for 4.8 yr (since Jan 18, 2022), with no new permit record in 4.8 yr. · 1 unit · $130,000 declared valuation
In "In review" for 4.8 yr (since Jan 5, 2022), with no new permit record in 4.8 yr. · 1 unit · $130,000 declared valuation
Latest published Zillow Home Value Index (ZHVI) update
Changed from $514,913 in September 2025 to $506,862 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94801 (not a parcel appraisal)
1402 Esmond Ave Unit A · 1 unit · $132,000 valuation
Records span Aug 22, 2024 to Dec 22, 2025 (2 permits).
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
550 19th St Unit A & B Unit A & B · 1 unit · $332,000 valuation
Records span Oct 9, 2024 to Oct 28, 2025 (2 permits).
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
Annual ZIP 94801 home-value index checkpoint
Changed from $542,785 in September 2024 to $514,913 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94801 (not a parcel appraisal)
1526 Roosevelt Ave Unit A · 1 unit · $140,000 valuation
Records span Aug 22, 2024 to Sep 9, 2025 (2 permits).
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
1929 Esmond Ave Unit A · 1 unit · $203,000 valuation
Records span Oct 26, 2024 to Jul 10, 2025 (2 permits).
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
718 Ripley Ave Unit A · 1 unit · $149,850 valuation
Records span Sep 23, 2024 to May 5, 2025 (2 permits).
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
425 24th St · 49 units · 48 affordable · $800,000 valuation
Records span Mar 12, 2025 to Apr 22, 2025 (1 permit).
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
687 7th St Unit A · 1 unit · $15,000 valuation
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
1300 Bissell Ave #1350 · $480,000 valuation
Records span Mar 25, 2025 to Mar 28, 2025 (2 permits).
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
761 23rd St · 4 units · $900,000 valuation
Records span Apr 16, 2022 to Feb 7, 2025 (1 permit).
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
1527 Chanslor Ave Unit 2 · 1 unit · $27,000 valuation
Records span Mar 13, 2023 to Dec 23, 2024 (2 permits).
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
126 12th St Unit A · 1 unit · $65,000 valuation
Records span Sep 14, 2023 to Dec 9, 2024 (2 permits).
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
516 21st St · 1 unit · $80,000 valuation
Records span Oct 21, 2024 to Nov 18, 2024 (2 permits).
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
1766 Esmond Ave Unit A · 1 unit · $110,000 valuation
Records span Feb 5, 2024 to Nov 15, 2024 (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 "Issued" for 5.8 yr (first record Jan 4, 2021) with no new permit activity recorded in 3.8 yr.
Active in "Applied" for 5.3 yr (first record Jul 26, 2021) with no new permit activity recorded in 5.2 yr.
Active in "Applied" for 5.8 yr (first record Jan 11, 2021) with no new permit activity recorded in 5.3 yr.
Active in "Issued" for 7.5 yr (first record Apr 18, 2019) with no new permit activity recorded in 4.6 yr. High-impact scale (150 housing units, 150 deed-restricted affordable, $180,000 declared valuation across 6 permits).
Active in "Entitled" for 2.5 yr (first record Apr 23, 2024) with no new permit activity recorded in 2.5 yr. High-impact scale (150 housing units, 149 deed-restricted affordable across 0 permits).
Active in "Issued" for 20 mo (first record Mar 12, 2025) with no new permit activity recorded in 18 mo. High-impact scale (49 housing units, 48 deed-restricted affordable, $800,000 declared valuation across 1 permit).
HUD Small Area Fair Market Rent · ZIP 94801
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 ($4,750/yr) + local voter-approved bond debt ($855/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$14,334/yr
Cash needed: $104,500
NOI: $14,488/yr
P&I: $2,402/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 | −$1,473/mo | -16.9% | $4,287/mo | −$1,431/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,425/mo | −$1,194/mo | -13.7% | $3,968/mo | −$1,015/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 | −$1,034/mo | -11.9% | $3,876/mo | −$834/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 unitsJan 4, 2021 – Jan 3, 2023
Applied1 unitsJul 26, 2021 – Aug 16, 2021
Applied1 unitsJan 11, 2021 – Jul 27, 2021
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
TRUSS PLAN AND CALCULATIONS FOR SFR + ADU PROJECT
NEW SINGLE FAMILY HOUSE - 1971 SQ FT - 4 BED/3BATH AND
INSTALLATION OF TEMPORARY ELECTRICAL PANEL FOR NEW CONSTRUCT
100 AMP TEMPORARY OVERHEAD POWER
NEW ATTACHED ONE BEDROOM ONE BATHROOM ADU - 398 SQ FT
NEW ATTACHED ONE BEDROOM ONE BATHROOM ADU - 398 SQ FT
NEW SINGLE FAMILY HOUSE
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 |
|---|---|---|---|---|---|---|
| 2021 | NEW 398SF A-ADU(PLN21-259) | ADU · Renter | 1 (Jul 27, 2021) | — | — | — |
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
0.06 acres
Assessor's classification for assessment purposes. This is not zoning.
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 514-162-031.
Search by parcel number 514-162-031 (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.