Richmond 94804 · APN 526-322-016-1 · Richmond
Since October 2024 within ½ mile: 10 homes completed, 10 permitted, 10 proposed or in review; 1 demolition.
31 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.
131 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.
$559,000
Benchmark range: $475,000 – $643,000
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 2.2 yr (since Aug 14, 2024), with no new permit record in 2 yr. · 1 unit · $120,000 declared valuation
Permit issued and active for 2.9 yr (first record Dec 4, 2023), with no completion or new permit record in 2.9 yr. · 1 unit
Permit issued and active for 2.9 yr (first record Dec 4, 2023), with no completion or new permit record in 2.9 yr. · 1 unit
Permit issued and active for 2.9 yr (first record Dec 5, 2023), with no completion or new permit record in 2.9 yr. · 1 unit
Permit issued and active for 2.9 yr (first record Dec 5, 2023), with no completion or new permit record in 2.9 yr. · 1 unit
Permit issued and active for 2.9 yr (first record Dec 5, 2023), with no completion or new permit record in 2.9 yr. · 1 unit
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)
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
Records span Sep 17, 2024 to Oct 22, 2025 (0 permits).
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)
1 unit
Records span Jul 21, 2025 to Sep 4, 2025 (0 permits).
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)
2814 Lowell Ave Unit A · 1 unit · $90,000 valuation
Records span Aug 1, 2022 to Aug 1, 2025 (3 permits).
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
2639 Humphrey Ave Unit A · 1 unit · $157,000 valuation
Records span Feb 15, 2024 to Jun 17, 2025 (2 permits).
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
2425 Rheem Ave Unit A · 1 unit · $70,650 valuation
Records span Apr 24, 2023 to Jun 16, 2025 (1 permit).
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
2601 Lincoln Ave Unit A · 1 unit · $45,000 valuation
Records span Dec 9, 2024 to May 30, 2025 (2 permits).
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
3535 Rheem Ave · 1 unit · $65,000 valuation
Records span Mar 2, 2023 to Apr 30, 2025 (1 permit).
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
2911 Humphrey Ave Unit A · 1 unit · $150,000 valuation
Records span Dec 28, 2022 to Apr 14, 2025 (2 permits).
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)
2401 Humphrey Ave Unit A · 1 unit · $37,125 valuation
Records span Jun 21, 2024 to Mar 17, 2025 (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 "In review" for 2.2 yr (first record Aug 14, 2024) with no new permit activity recorded in 2 yr.
Active in "In review" for 2.3 yr (first record Jul 3, 2024) with no new permit activity recorded in 2.1 yr.
Active in "Applied" for 3.1 yr (first record Oct 11, 2023) with no new permit activity recorded in 2.5 yr.
Active in "Applied" for 2.8 yr (first record Jan 23, 2024) with no new permit activity recorded in 2.8 yr.
Active in "Applied" for 2.7 yr (first record Feb 29, 2024) with no new permit activity recorded in 2 yr.
Active in "Issued" for 3.7 yr (first record Feb 12, 2023) with no new permit activity recorded in 2.2 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 ($5,600/yr) + local voter-approved bond debt ($1,008/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$20,495/yr
Cash needed: $123,200
NOI: $13,485/yr
P&I: $2,832/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 | −$1,987/mo | -19.3% | $5,004/mo | −$1,951/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,425/mo | −$1,708/mo | -16.6% | $4,632/mo | −$1,535/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 | −$1,548/mo | -15.1% | $4,524/mo | −$1,354/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 ↗
In review1 unitsAug 14, 2024 – Oct 16, 2024
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
40K BTUS FURNACE UNDER HOUSE CHANGEOUT LIKE FOR LIKE
NEW CONSTRUCTION OF 1 STORY DETACHED ADU OF 640 SF.
NEW CONSTRUCTION OF 1 STORY DETACHED ADU OF 640 SF.
40KBTU FURNACE C/O IN BASEMENT
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 | WORTHINGTON ADU A(PLN24-224) | ADU · Renter | 1 (Aug 14, 2024) | — | — | — |
| 2024 | WORTHINGTON ADU A(PLN24-224) | ADU · Renter | 1 (Aug 14, 2024) | — | — | — |
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
0.12 acres
Assessor's classification for assessment purposes. This is not zoning.
2851 MORAN 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 526-322-016.
Search by parcel number 526-322-016 (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.