646 16th St

Richmond 94801 · APN 514-300-038-7 · Richmond

Property brief (PDF)Timeline ↓Calculator ↓Official records ↓

For saleLast soldEst. price

What's changing nearby

Since October 2024 within ½ mile: 4 homes completed, 12 permitted, 3 proposed or in review.

15 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.

168 permits within ½ mile since October 2024

Adds housing (ADU)17 · 17 units
Additions & renovations20
Building systems96
Repairs3
Other32

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.

Explore projects on the map →Explore sales & prices →

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

Estimated price, listing status & sales records

Benchmark valuation & transaction history

Estimated PriceArea benchmark

$542,000

Benchmark range: $461,000 – $623,000

Listing StatusOff Market

Not currently listed for sale

Compare nearby sales & prices on map →

Last Sold & Tax Roll

No deed price in open GIS feed

Verify on Property tax bill

How this estimated price is calculated (Area ZHVI + ACS + Permit Benchmark)

Model monthly ownership cost ↓

1. Area home value baseline: ZIP 94801 Zillow Home Value Index ($506,862, September 2026); $506,862
2. Parcel & lot adjustment (0.93×): Single-family lot (2,651 sq ft, −6.5% lot-size adjustment vs 6,000 sq ft standard lot); −$33,121
3. Documented permitted improvements: +$68,122 from documented permits (1 ADU); +$68,122

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.

What could be built here

A screen, not a determination

ADU or junior ADU

Can't tell

We don't have a zoning map for Richmond.

What we couldn't check (4)

Setbacks, height and size limits in the local ADU ordinance
Utility and sewer capacity, fire access
Historic district or landmark status: we have no historic layer for this area yet.
Locally adopted fire hazard maps, which can be broader than the State's.

SB 9: two homes on the lot

Can't tell

We don't have a zoning map for Richmond.

What we couldn't check (6)

Whether a tenant lived there in the last 3 years, or the building was withdrawn from rent under the Ellis Act
Rent-controlled or deed-restricted affordable housing on the lot
Wetlands, habitat, farmland, hazardous waste sites and conservation easements
Local SB 9 standards (size, setbacks, parking)
Historic district or landmark status: we have no historic layer for this area yet.
Locally adopted fire hazard maps, which can be broader than the State's.

SB 9: split into two lots

Can't tell

We don't have a zoning map for Richmond.

What we couldn't check (6)

Owner-occupancy: the applicant must sign an affidavit to live in one of the homes for 3 years
Whether the lot was created by an earlier SB 9 split, or the owner split an adjacent lot
Whether a tenant lived there in the last 3 years, or the building was withdrawn from rent under the Ellis Act
Wetlands, habitat, farmland, hazardous waste sites and conservation easements
Historic district or landmark status: we have no historic layer for this area yet.
Locally adopted fire hazard maps, which can be broader than the State's.

Mapped hazards on this lot

Fire hazard severity zone: Not in a State-mapped zone
FEMA flood zone: Zone X: minimal flood hazardFIRM panel 06013C0228G, effective September 30, 2015. Official flood map
Earthquake fault zone: Not in an Alquist-Priolo Earthquake Fault Zone

Built nearby: within ¼ mile since October 2023

Accessory dwelling unit (new or conversion)11

See them on the map →

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)

Property & area intelligence timeline

70 events · 44 slow/stalled projects

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.

Slow-moving or stalled projects (44)

Active projects spending 12+ months pre-issuance, 24+ months under construction, or 6+ months without new records

StalledAccessory dwelling unit at 646 16th St Unit AIssued
On this parcel
Permit issued and active for 6 yr (first record Nov 13, 2020), with no completion or new permit record in 4.6 yr. · 1 unit · $40,000 declared valuation
StalledAccessory dwelling unit at 649 9th St Unit AIn review
0.37 mi W
In "In review" for 5.2 yr (since Aug 30, 2021), with no new permit record in 5.2 yr. · 1 unit · $100,000 declared valuation
StalledNew home at 709 Pennsylvania AveIssued
0.45 mi W
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
StalledAccessory dwelling unit at 550 20th St Unit AEntitled
0.25 mi SE
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
StalledAccessory dwelling unit at 550 20th St Unit 2In review
0.25 mi SE
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
StalledRenovation And Rehabilitation Of 150 Senior ApartmentsIssued
0.2 mi SW
Permit issued and active for 7.5 yr (first record Apr 18, 2019), with no completion or new permit record in 4.6 yr. · 150 units · $180,000 declared valuation

20261 event

September 2026Market trend
ZIP 94801
ZIP 94801 typical home value: $506,862 (−1.6% year-over-year)
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)

202511 events

Dec 22, 2025Nearby project · Issued
0.27 mi NW
Accessory dwelling unit at 1402 Esmond Ave Unit A — Issued
1402 Esmond Ave Unit A · 1 unit · $132,000 valuation
Records span Aug 22, 2024 to Dec 22, 2025 (2 permits).
⏱ Slow turnaround:Permit issued and active for 2.2 yr (first record Aug 22, 2024), with no completion or new permit record in 10 mo.
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
Oct 28, 2025Nearby project · Issued
0.21 mi SE
Accessory dwelling unit at 550 19th St Unit A & B Unit A & B — Issued
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).
⏱ Slow turnaround:Permit issued and active for 2.1 yr (first record Oct 9, 2024), with no completion or new permit record in 12 mo.
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
September 2025Market trend
ZIP 94801
ZIP 94801 typical home value: $514,913 (−5.1% year-over-year)
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)
Sep 9, 2025Nearby project · Issued
0.13 mi S
Accessory dwelling unit at 1526 Roosevelt Ave Unit A — Issued
1526 Roosevelt Ave Unit A · 1 unit · $140,000 valuation
Records span Aug 22, 2024 to Sep 9, 2025 (2 permits).
⏱ Slow turnaround:Permit issued and active for 2.2 yr (first record Aug 22, 2024), with no completion or new permit record in 14 mo.
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
Jul 10, 2025Nearby project · Issued
0.32 mi NE
Accessory dwelling unit at 1929 Esmond Ave Unit A — Issued
1929 Esmond Ave Unit A · 1 unit · $203,000 valuation
Records span Oct 26, 2024 to Jul 10, 2025 (2 permits).
⏱ Slow turnaround:Permit issued and active for 2 yr (first record Oct 26, 2024), with no completion or new permit record in 16 mo.
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
May 22, 2025Nearby project · Issued
0.39 mi NE
Accessory dwelling unit at 2028 Lincoln Ave Unit A — Issued
2028 Lincoln Ave Unit A · 1 unit · $150,000 valuation
Records span Dec 21, 2024 to May 22, 2025 (2 permits).
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
May 5, 2025Nearby project · Issued
0.46 mi W
Accessory dwelling unit at 718 Ripley Ave Unit A — Issued
718 Ripley Ave Unit A · 1 unit · $149,850 valuation
Records span Sep 23, 2024 to May 5, 2025 (2 permits).
⏱ Slow turnaround:Permit issued and active for 2.1 yr (first record Sep 23, 2024), with no completion or new permit record in 18 mo.
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
Apr 18, 2025Nearby project · Applied
0.46 mi W
Accessory dwelling unit at 687 7th St Unit A — Applied
687 7th St Unit A · 1 unit · $15,000 valuation
⏱ Slow turnaround:In "Applied" for 18 mo (since Apr 18, 2025), with no new permit record in 18 mo.
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
Mar 20, 2025Nearby project · Issued
0.46 mi N
Accessory dwelling unit at 1405 Hellings Ave Unit A — Issued
1405 Hellings Ave Unit A · 1 unit · $250,000 valuation
Records span Mar 18, 2024 to Mar 20, 2025 (2 permits).
⏱ Slow turnaround:Permit issued and active for 2.6 yr (first record Mar 18, 2024), with no completion or new permit record in 19 mo.
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
Feb 7, 2025Nearby project · Finaled / completed
0.38 mi E
Construct 3-Story New Mixed Use Building — Finaled / completed
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)
Jan 30, 2025Nearby project · Issued
0.43 mi W
Acosta Duplex — Issued
750 -754 8th St · 2 units · $90,000 valuation
Records span May 2, 2024 to Jan 30, 2025 (1 permit).
⏱ Slow turnaround:Permit issued and active for 2.5 yr (first record May 2, 2024), with no completion or new permit record in 21 mo.
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)

20243 events

Nov 18, 2024Nearby project · Applied
0.32 mi SE
Accessory dwelling unit at 516 21st St — Applied
516 21st St · 1 unit · $80,000 valuation
Records span Oct 21, 2024 to Nov 18, 2024 (2 permits).
⏱ Slow turnaround:In "Applied" for 2 yr (since Oct 21, 2024), with no new permit record in 23 mo.
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
Nov 15, 2024Nearby project · Issued
0.27 mi N
Accessory dwelling unit at 1766 Esmond Ave Unit A — Issued
1766 Esmond Ave Unit A · 1 unit · $110,000 valuation
Records span Feb 5, 2024 to Nov 15, 2024 (2 permits).
⏱ Slow turnaround:Permit issued and active for 2.7 yr (first record Feb 5, 2024), with no completion or new permit record in 23 mo.
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
Nov 5, 2024Nearby project · Issued
0.33 mi E
Accessory dwelling unit at 760 22nd St Unit A — Issued
760 22nd St Unit A · 1 unit · $296,502 valuation
Records span May 13, 2024 to Nov 5, 2024 (2 permits).
⏱ Slow turnaround:Permit issued and active for 2.5 yr (first record May 13, 2024), with no completion or new permit record in 2 yr.
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)

Showing 15 of 70 timeline events

Recorded sales & deed transfers: California county recorders do not publish open bulk deed-transfer feeds without owner-PII restrictions, so individual sale deeds are not redistributed here. For official assessment roll and recorded transfer history in Richmond, inspect Property tax bill ↗.

Development graph & closer investigation

6 investigation leads

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 →

Developments deserving closer investigation (6)

On this parcel & within ½ mile

Accessory dwelling unit at 646 16th St Unit AIssuedNo new record in 4.6 yr
On this parcel
Active in "Issued" for 6 yr (first record Nov 13, 2020) with no new permit activity recorded in 4.6 yr.
Renovation And Rehabilitation Of 150 Senior ApartmentsIssuedNo new record in 4.6 yr150 units
0.2 mi SW
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).
Metrowalk 2 (Sb 35 - Formal)EntitledNo new record in 2.5 yr150 units
0.43 mi SW
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).
New home at 659 Harbour WayIn reviewNo new record in 4.5 yr$800,000
0.32 mi W
Active in "In review" for 4.5 yr (first record May 3, 2022) with no new permit activity recorded in 4.5 yr. High-impact scale ($800,000 declared valuation across 2 permits).
Accessory dwelling unit at 621 17th St Unit AIn reviewNo new record in 2.1 yr
400 ft SE
Active in "In review" for 2.3 yr (first record Jul 5, 2024) with no new permit activity recorded in 2.1 yr.
Accessory dwelling unit at 620 18th St &IssuedNo new record in 3.3 yr
0.11 mi SE
Active in "Issued" for 5.6 yr (first record Apr 8, 2021) with no new permit activity recorded in 3.3 yr.

Ownership & rental scenario calculator

Prop 13 tax estimate & area benchmarks

Area rent & home-value benchmarks (kept separate from your assumptions)

Click any benchmark to pre-fill the calculator

HUD Small Area Fair Market Rent · ZIP 94801

HUD FY 2026 · 40th-percentile gross rent

Census ACS 5-year median gross rent (all bedroom counts combined):

ZIP 94801$1,665±$133

Area home-value benchmarks (not an appraisal)

ZIP & neighborhood medians

Zillow ZHVI · ZIP 94801(as of September 2026)Data provided by Zillow · typical mid-tier home value in ZIP

$506,862

ACS Median Home Value · ZIP 94801Census ACS 2020–2024 owner-occupied self-reported median

$607,000±$25,900

1. Purchase, financing & Prop 13 tax reassessment

Purchase price ($)Down payment (%)$108,000Interest rate (%)Loan termClosing costs (%)$10,800

Prop 13 post-purchase property tax estimate

$569/mo ($6,822/yr · 1.26%)

Under 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 ($5,400/yr) + local voter-approved bond debt ($972/yr) + fixed direct levies/Mello-Roos ($450/yr).

Voter bond rate (%)$972/yrDirect levies / Mello-Roos ($/yr)Check Property tax bill ↗

2. Your rent & operating assumptions

Monthly gross rent ($)Your assumptionVacancy allowance (%)−$121/moManagement (%)$184/moMaintenance (%)$121/moCapEx reserve (%)$121/moInsurance ($/mo)$1,980/yrHOA dues ($/mo)Owner utilities ($/mo)

Insurance & hazard context:

This lot is outside mapped CAL FIRE Fire Hazard Severity Zones and FEMA Special Flood Hazard Areas. California insurance costs still vary widely by roof age, electrical panel, and carrier underwriting; obtain a property-specific quote rather than relying on rules of thumb.

3. Scenario results (based on your assumptions)

Net monthly cash flow: −$1,587
Cash-on-cash return: -16.0%
Cap rate (Year 1 NOI): 2.54%
DSCR (NOI / debt): 0.42x
Break-even gross rent: $4,475/mo
Break-even vacancy: 0% (negative at full occ.)

Monthly cash-flow breakdown (Effective gross $2,304 − Operating $1,160 − Debt $2,731)

Gross scheduled rent$2,425

Vacancy allowance (5%)−$121

Effective gross income$2,304

Prop 13 property tax (1.26%)−$569

Property insurance−$165

Management (8%), maintenance (5%) & CapEx (5%)−$427

Net Operating Income (NOI)+$1,143

Mortgage principal & interest (432,000 loan)−$2,731

Net monthly cash flow−$1,587

4. Sensitivity & rent-stabilization ceiling (Richmond)

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	−$1,866/mo	-18.8%	$4,835/mo	−$1,829/mo
Base (your inputs)	Your entered assumptions, 3.0%/yr rent growth	$2,425/mo	−$1,587/mo	-16.0%	$4,475/mo	−$1,412/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	−$1,427/mo	-14.4%	$4,372/mo	−$1,232/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 ↗

Common statutory exemption signals under AB 1482

Housing issued a certificate of occupancy within the last 15 years (rolling exemption under AB 1482).
Separately alienable single-family homes or condominiums not owned by a corporation, REIT, or LLC with a corporate member (when required statutory notice is in the lease).
Owner-occupied duplexes where the owner occupied one unit from the start of the tenancy.

Development projects on this parcel

Accessory dwelling unit at 646 16th St Unit A
Issued1 unitsNov 13, 2020 – Mar 25, 2022

We group related permits and State housing reports into projects. That grouping is our inference, not an official record.

Permit history on this parcel

2 records

Accessory dwelling unit (new or conversion)B21-01364
322 S.F. DETACHED ADU
322 S.F. DETACHED ADU
Applied
May 23, 2021
Issued
Mar 25, 2022
Recorded status
Issued as of Mar 24, 2022
Declared valuation
$40,000
Accessory dwelling unit (new or conversion)BP21-00383
322 S.F. DETACHED ADU
322 S.F. DETACHED ADU
Applied
May 24, 2021
Issued
Not issued
Recorded status
Applied as of May 23, 2021
Declared valuation
$40,000

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.

Housing activity reported to the State

Report year	Project / record	Type	Entitled	Permitted	Completed	Deed-restricted
2022	NEW DETACHED ADU(B21-01364)	ADU · Renter	—	1 (Mar 25, 2022)	—	—
2020	DETACHED ACCESSORY DWELLING UNIT 322 S.F.(PLN20-288)	ADU · Renter	1 (Nov 13, 2020)	—	—	—

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.

Zoning & planning

Zoning: No zoning map published for Richmond

Source: Contra Costa County Department of Conservation and Development, Zoning (unincorporated Contra Costa) · Geography: zoning district polygon at parcel point · Retrieved Oct 26, 2026

Parcel facts

Lot size: 2,651 sq ft
Tax rate area: 08133
Assessor land use: Single Family on other than single family land
Addresses on parcel: 1

Source: Contra Costa County Assessor / Department of Information Technology, Assessment Parcels · Geography: parcel · Retrieved Oct 26, 2026

Official records

CCMAP
County map with assessor parcel maps and zoning. Search parcel 514-300-038.
Property tax bill
Search by parcel number 514-300-038 (Contra Costa County Treasurer-Tax Collector). Assessed value is not market value.
FEMA Flood Map Service Center
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.

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

−$1,866/mo

-18.8%

$4,835/mo

−$1,829/mo

Base (your inputs)

Your entered assumptions, 3.0%/yr rent growth

$2,425/mo

−$1,587/mo

-16.0%

$4,475/mo

−$1,412/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

−$1,427/mo

-14.4%

$4,372/mo

−$1,232/mo

Report year

Project / record

Type

Entitled

Permitted

Completed

Deed-restricted

2022

NEW DETACHED ADU(B21-01364)

ADU · Renter

—

1 (Mar 25, 2022)

—

2020

DETACHED ACCESSORY DWELLING UNIT 322 S.F.(PLN20-288)

ADU · Renter

1 (Nov 13, 2020)

—