763 Humboldt St

Richmond 94805 · APN 523-044-014-0 · Richmond

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

What's changing nearby

Since October 2024 within ½ mile: 5 homes completed, 10 permitted, 9 proposed or in review.

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.

187 permits within ½ mile since October 2024

Adds housing (ADU)10 · 10 units
Additions & renovations22
Building systems129
Other26

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

$949,000

Benchmark range: $807,000 – $1,091,000

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 94805 Zillow Home Value Index ($693,927, September 2026); $693,927
2. Parcel & lot adjustment (1.22×): Duplex / 2-unit residential property (1.22× single-family baseline); +$152,664
3. Documented permitted improvements: +$102,146 from documented permits (1 ADU); +$102,146

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 06013C0229H, effective March 21, 2017. 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

71 events · 30 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 (30)

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

StalledAccessory dwelling unit at 763 Humboldt St Unit 2Issued
On this parcel
Permit issued and active for 2.9 yr (first record Dec 8, 2023), with no completion or new permit record in 23 mo. · 1 unit · $73,875 declared valuation
StalledAccessory dwelling unit at 539 Key Blvd Unit AIssued
0.49 mi S
Permit issued and active for 5.6 yr (first record Mar 25, 2021), with no completion or new permit record in 5.1 yr. · 1 unit · $84,000 declared valuation
StalledNew homeEntitled
0.32 mi NE
In "Entitled" for 4.9 yr (since Dec 6, 2021), with no new permit record in 4.9 yr. · 1 unit
StalledAccessory dwelling unit at 790 Kern St Unit AIssued
0.15 mi NE
Permit issued and active for 5.6 yr (first record Apr 6, 2021), with no completion or new permit record in 4.9 yr. · 1 unit · $99,000 declared valuation
StalledNew homeEntitled
0.45 mi N
In "Entitled" for 4.9 yr (since Dec 21, 2021), with no new permit record in 4.9 yr. · 1 unit
StalledAccessory dwelling unit at 737 Ventura StApplied
380 ft S
In "Applied" for 4.8 yr (since Jan 12, 2022), with no new permit record in 4.8 yr. · 1 unit · $200,000 declared valuation

20261 event

September 2026Market trend
ZIP 94805
ZIP 94805 typical home value: $693,927 (+2.3% year-over-year)
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)

202514 events

Dec 8, 2025Nearby project · Issued
0.49 mi SW
Dettached Adu On Rear — Issued
1 unit
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
Nov 17, 2025Nearby project · Entitled
0.43 mi N
ADU Carport Conversion — Entitled
1 unit
⏱ Slow turnaround:In "Entitled" for 11 mo (since Nov 17, 2025), with no new permit record in 11 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 · Entitled
0.32 mi NE
New home — Entitled
1 unit
⏱ Slow turnaround:In "Entitled" for 12 mo (since Oct 28, 2025), with no 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)
Oct 8, 2025Nearby project · Issued
0.44 mi NW
Detached ADU — Issued
1 unit
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
Oct 1, 2025Nearby project · Issued
0.32 mi E
New home — Issued
1 unit
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
September 2025Market trend
ZIP 94805
ZIP 94805 typical home value: $678,003 (−7.8% year-over-year)
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)
Sep 26, 2025Nearby project · Issued
0.43 mi SW
garage conversion to adu — Issued
1 unit
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
Sep 11, 2025Nearby project · Finaled / completed
0.27 mi SW
Accessory dwelling unit at 713 Wilson Ave Unit 2 — Finaled / completed
713 Wilson Ave Unit 2 · 1 unit · $20,625 valuation
Records span Dec 2, 2022 to Sep 11, 2025 (2 permits).
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
Jul 30, 2025Nearby project · Issued
0.45 mi N
Detached ADU — Issued
1 unit
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
Jul 29, 2025Nearby project · Issued
0.15 mi S
Accessory dwelling unit at 712 Lassen St Unit A — Issued
712 Lassen St Unit A · 1 unit · $150,000 valuation
Records span Jul 1, 2024 to Jul 29, 2025 (2 permits).
⏱ Slow turnaround:Permit issued and active for 2.3 yr (first record Jul 1, 2024), with no completion or new permit record in 15 mo.
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
Jul 28, 2025Nearby project · Issued
0.16 mi W
Accessory dwelling unit at 772 Mc Laughlin St Unit A — Issued
772 Mc Laughlin St Unit A · 1 unit · $80,000 valuation
Records span Jan 31, 2023 to Jul 28, 2025 (1 permit).
⏱ Slow turnaround:Permit issued and active for 3.7 yr (first record Jan 31, 2023), with no completion or new permit record in 15 mo.
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
Jul 24, 2025Nearby project · Finaled / completed
0.38 mi SW
Accessory dwelling unit at 637 43rd St Unit A — Finaled / completed
637 43rd St Unit A · 1 unit · $50,000 valuation
Records span Nov 13, 2023 to Jul 24, 2025 (1 permit).
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
Jul 15, 2025Nearby project · Issued
340 ft SW
Accessory dwelling unit at 5125 Solano Ave Unit A — Issued
5125 Solano Ave Unit A · 1 unit · $70,000 valuation
Records span Jan 7, 2025 to Jul 15, 2025 (2 permits).
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
Jun 13, 2025Nearby project · Entitled
0.43 mi SW
Dangal Adu — Entitled
1 unit
⏱ Slow turnaround:In "Entitled" for 17 mo (since Jun 13, 2025), with no new permit record in 17 mo.
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)

Showing 15 of 71 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 763 Humboldt St Unit 2IssuedNo new record in 23 mo
On this parcel
Active in "Issued" for 2.9 yr (first record Dec 8, 2023) with no new permit activity recorded in 23 mo.
Accessory dwelling unit at 5125 Solano Ave Unit AIssuedNo new record in 16 mo
340 ft SW
Active in "Issued" for 22 mo (first record Jan 7, 2025) with no new permit activity recorded in 16 mo.
Yu Adu ConversionEntitledNo new record in 20 mo
360 ft SW
Active in "Entitled" for 20 mo (first record Mar 4, 2025) with no new permit activity recorded in 20 mo.
Accessory dwelling unit at 737 Ventura StAppliedNo new record in 4.8 yr
380 ft S
Active in "Applied" for 4.8 yr (first record Jan 12, 2022) with no new permit activity recorded in 4.8 yr.
Accessory dwelling unit at 718 Ventura StIn reviewNo new record in 20 mo
0.11 mi S
Active in "In review" for 20 mo (first record Feb 24, 2025) with no new permit activity recorded in 20 mo.
Accessory dwelling unit at 737 Lassen St Unit 2In reviewNo new record in 23 mo
0.11 mi SW
Active in "In review" for 2 yr (first record Nov 4, 2024) with no new permit activity recorded in 23 mo.

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 94805

HUD FY 2026 · 40th-percentile gross rent

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

ZIP 94805$2,286±$111

Area home-value benchmarks (not an appraisal)

ZIP & neighborhood medians

Zillow ZHVI · ZIP 94805(as of September 2026)Data provided by Zillow · typical mid-tier home value in ZIP

$693,927

ACS Median Home Value · ZIP 94805Census ACS 2020–2024 owner-occupied self-reported median

$787,000±$43,400

1. Purchase, financing & Prop 13 tax reassessment

Purchase price ($)Down payment (%)$190,000Interest rate (%)Loan termClosing costs (%)$19,000

Prop 13 post-purchase property tax estimate

$972/mo ($11,660/yr · 1.23%)

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 ($9,500/yr) + local voter-approved bond debt ($1,710/yr) + fixed direct levies/Mello-Roos ($450/yr).

Voter bond rate (%)$1,710/yrDirect levies / Mello-Roos ($/yr)Check Property tax bill ↗

2. Your rent & operating assumptions

Monthly gross rent ($)Your assumptionVacancy allowance (%)−$135/moManagement (%)$205/moMaintenance (%)$135/moCapEx reserve (%)$135/moInsurance ($/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: −$3,851
Cash-on-cash return: -22.1%
Cap rate (Year 1 NOI): 1.20%
DSCR (NOI / debt): 0.20x
Break-even gross rent: $7,675/mo
Break-even vacancy: 0% (negative at full occ.)

Monthly cash-flow breakdown (Effective gross $2,565 − Operating $1,612 − Debt $4,804)

Gross scheduled rent$2,700

Vacancy allowance (5%)−$135

Effective gross income$2,565

Prop 13 property tax (1.23%)−$972

Property insurance−$165

Management (8%), maintenance (5%) & CapEx (5%)−$475

Net Operating Income (NOI)+$953

Mortgage principal & interest (760,000 loan)−$4,804

Net monthly cash flow−$3,851

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	$2,484/mo	−$4,161/mo	-23.9%	$8,292/mo	−$4,146/mo
Base (your inputs)	Your entered assumptions, 3.0%/yr rent growth	$2,700/mo	−$3,851/mo	-22.1%	$7,675/mo	−$3,682/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	−$3,673/mo	-21.1%	$7,497/mo	−$3,482/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 763 Humboldt St Unit 2
Issued1 unitsDec 8, 2023 – Dec 9, 2024

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)B24-00127
2-CAR GARAGE CONVERSION INTO A 3-BEDROOM
2-CAR GARAGE CONVERSION INTO A 3-BEDROOM
Applied
Jan 10, 2024
Issued
Dec 9, 2024
Recorded status
Issued as of Dec 8, 2024
Declared valuation
$73,875
OtherBP24-00049
2-CAR GARAGE CONVERSION INTO A 3-BEDROOM
2-CAR GARAGE CONVERSION INTO A 3-BEDROOM
Applied
Jan 17, 2024
Issued
Not issued
Recorded status
Applied as of Jan 16, 2024
Declared valuation
$73,875

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
2025	2-CAR GARAGE CONVERSION INTO A 3-BEDROOM,(B24-00127)	ADU · Renter	—	1 (Dec 9, 2024)	—	—
2024	2-CAR GARAGE CONVERSION INTO A 3-BEDROOM,(B24-00127)	ADU · Renter	—	1 (Dec 9, 2024)	—	—
2023	Ramirez Apartment ADU(PLN23-348)	ADU · Renter	1 (Dec 8, 2023)	—	—	—

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: 6,042 sq ft
Tax rate area: 08001
Assessor land use: Apartments, 5-12 units
Addresses on parcel: 3

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 523-044-014.
Property tax bill
Search by parcel number 523-044-014 (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

$2,484/mo

−$4,161/mo

-23.9%

$8,292/mo

−$4,146/mo

Base (your inputs)

Your entered assumptions, 3.0%/yr rent growth

$2,700/mo

−$3,851/mo

-22.1%

$7,675/mo

−$3,682/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

−$3,673/mo

-21.1%

$7,497/mo

−$3,482/mo

Report year

Project / record

Type

Entitled

Permitted

Completed

Deed-restricted

2025

2-CAR GARAGE CONVERSION INTO A 3-BEDROOM,(B24-00127)

ADU · Renter

—

1 (Dec 9, 2024)

—

2024

2-CAR GARAGE CONVERSION INTO A 3-BEDROOM,(B24-00127)

ADU · Renter

—

1 (Dec 9, 2024)

—

2023

Ramirez Apartment ADU(PLN23-348)

ADU · Renter

1 (Dec 8, 2023)

—