Richmond 94805 · APN 519-310-012-9 · Richmond
Since November 2024 within ½ mile: 4 homes completed, 7 permitted, 4 proposed or in review; 2 demolitions; 1 commercial or mixed-use project.
18 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.
94 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.
$683,000
Benchmark range: $581,000 – $785,000
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.
No ADU or new-home permits recorded within ¼ mile in this window.
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.
Permit issued and active for 13.2 yr (first record Sep 4, 2013), with no completion or new permit record in 13.2 yr. · $10,000 declared valuation
In "Applied" for 6.1 yr (since Oct 9, 2020), with no new permit record in 6.1 yr. · 1 unit · $175,000 declared valuation
In "Entitled" for 6 yr (since Nov 18, 2020), with no new permit record in 6 yr. · 69 units
Permit issued and active for 5.8 yr (first record Jan 19, 2021), with no completion or new permit record in 5.8 yr. · 1 unit
Permit issued and active for 5.7 yr (first record Mar 8, 2021), with no completion or new permit record in 5.7 yr. · 1 unit
In "Applied" for 5.5 yr (since Apr 22, 2021), with no new permit record in 5.5 yr. · 1 unit · $84,000 declared valuation
Latest published Zillow Home Value Index (ZHVI) update
Changed from $678,003 in September 2025 to $693,927 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94805 (not a parcel appraisal)
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)
Annual ZIP 94805 home-value index checkpoint
Changed from $735,437 in September 2024 to $678,003 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94805 (not a parcel appraisal)
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)
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)
330-336 44th St Unit 2 · 1 unit · $80,000 valuation
Records span Jul 24, 2024 to Jun 10, 2025 (2 permits).
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
258 S 45th St · $150,000 valuation
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
Plumbing / water heater / sewer permit issued (B25-00794)
Recorded status: Issued
REPLACE EXISTING TUB WITH WALK-IN TUB 1 NEW 20-AMP CIRCUIT · Declared valuation: $9,500
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) · Geography: parcel
Plumbing / water heater / sewer permit application filed (B25-00794)
Current status: Issued
REPLACE EXISTING TUB WITH WALK-IN TUB 1 NEW 20-AMP CIRCUIT · Declared valuation: $9,500
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) · Geography: parcel
467 42nd St Unit A · 1 unit · $60,500 valuation
Records span Jan 25, 2024 to Mar 14, 2025 (2 permits).
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
455 Key Blvd · $5,000 valuation
Records span Jan 30, 2025 to Mar 13, 2025 (1 permit).
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
Addition (adds square footage) permit application filed (B25-00741)
Current status: Applied
ADDITION OF 450 SQFT · Declared valuation: $80,000
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) · Geography: parcel
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 13.2 yr (first record Sep 4, 2013) with no new permit activity recorded in 13.2 yr.
Active in "Issued" for 2.4 yr (first record Jun 7, 2024) with no new permit activity recorded in 2.4 yr. High-impact scale (69 housing units, 68 deed-restricted affordable across 0 permits).
Active in "Entitled" for 6 yr (first record Nov 18, 2020) with no new permit activity recorded in 6 yr. High-impact scale (69 housing units, 69 deed-restricted affordable across 0 permits).
Active in "Applied" for 22 mo (first record Jan 8, 2025) with no new permit activity recorded in 22 mo. High-impact scale ($3,100,000 declared valuation across 1 permit).
Active in "Issued" for 5.7 yr (first record Mar 8, 2021) with no new permit activity recorded in 5.7 yr.
Active in "Issued" for 21 mo (first record Jan 30, 2025) with no new permit activity recorded in 20 mo.
HUD Small Area Fair Market Rent · ZIP 94805
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 ($6,850/yr) + local voter-approved bond debt ($1,233/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$27,000/yr
Cash needed: $150,700
NOI: $14,565/yr
P&I: $3,464/mo
For $0/mo net cash flow
At $2,700/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 | $2,484/mo | −$2,560/mo | -20.4% | $6,058/mo | −$2,524/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,700/mo | −$2,250/mo | -17.9% | $5,607/mo | −$2,060/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 3.0%/yr rent growth (capped by local ordinance ceiling of 3.0%/yr) | $2,862/mo | −$2,072/mo | -16.5% | $5,477/mo | −$1,860/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 ↗
IssuedSep 4, 2013 – Sep 4, 2013
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
REPLACE EXISTING TUB WITH WALK-IN TUB 1 NEW 20-AMP CIRCUIT
ADDITION OF 450 SQFT
INSULATE HOUSE REPLACE DRYWALL THROUGHOUT REPAIR ROOF
FIRE DAMAGE
FIRE DAMAGE REPAIR: REPLACE FLOOR JOIST; BATH
FIRE/SMOKE DAMAGE REPAIR: REPLACE FLOOR
INTERIOR DEMO FOR CODE COMPLIANCE
CODE COMPLIANCE - FIRE DAMAGE
INSTALL STORAGE SHED 12'X18' IN REAR YARD
INSTALL STORAGE SHED (12' X 18')
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.
No housing activity reported to the State for this parcel (2018–2025 reports).
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.
5224 NEVIN 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 519-310-012.
Search by parcel number 519-310-012 (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.