Richmond 94801 · APN 529-090-009-0 · Richmond
Since October 2024 within ½ mile: 9 homes completed, 13 permitted, 1 proposed or in review.
20 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.
133 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.
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
$609,000
Benchmark range: $518,000 – $700,000
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.
Permit issued and active for 2.7 yr (first record Feb 5, 2024), with no completion or new permit record in 23 mo. · 1 unit · $110,000 declared valuation
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
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
In "In review" for 4.5 yr (since Apr 25, 2022), with no new permit record in 4.5 yr. · 1 unit · $159,579 declared valuation
In "In review" for 4.5 yr (since May 3, 2022), with no new permit record in 4.5 yr. · $800,000 declared valuation
Permit issued and active for 5 yr (first record Oct 19, 2021), with no completion or new permit record in 4.5 yr. · 1 unit · $121,134 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)
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
2021 Rheem Ave Unit A · 1 unit · $120,000 valuation
Records span Nov 19, 2021 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)
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)
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)
1769 Rheem Ave Unit A · 1 unit · $120,000 valuation
Records span Dec 22, 2023 to Apr 1, 2025 (1 permit).
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
1405 Hellings Ave Unit A · 1 unit · $250,000 valuation
Records span Mar 18, 2024 to Mar 20, 2025 (2 permits).
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
1 unit
Records span Mar 7, 2024 to Mar 17, 2025 (0 permits).
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)
1800 Dunn Ave Unit A · 1 unit · $80,000 valuation
Records span Mar 24, 2023 to Mar 11, 2025 (2 permits).
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
1800 Dunn Ave Unit 2 · 1 unit · $30,000 valuation
Records span Mar 20, 2024 to Mar 10, 2025 (3 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 2.7 yr (first record Feb 5, 2024) with no new permit activity recorded in 23 mo.
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 "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).
Active in "Entitled" for 2.9 yr (first record Dec 13, 2023) with no new permit activity recorded in 2.9 yr.
Active in "Issued" for 4.1 yr (first record Sep 28, 2022) with no new permit activity recorded in 2.4 yr.
Active in "Issued" for 3.5 yr (first record Apr 14, 2023) with no new permit activity recorded in 2.4 yr.
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 ($6,100/yr) + local voter-approved bond debt ($1,098/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$24,119/yr
Cash needed: $134,200
NOI: $12,895/yr
P&I: $3,084/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 | −$2,289/mo | -20.5% | $5,425/mo | −$2,257/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,425/mo | −$2,010/mo | -18.0% | $5,022/mo | −$1,841/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 | −$1,850/mo | -16.5% | $4,905/mo | −$1,660/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 unitsFeb 5, 2024 – Nov 15, 2024
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
277 SQ. FT. DETACHED SINGLE GARAGE CONVERSION IN ADU
277 SQ. FT. DETACHED SINGLE GARAGE CONVERSION IN ADU
SEE DESCRIPTION
SEE DESCRIPTION
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 | 277 SQ. FT. DETACHED SINGLE GARAGE CONVERSION IN ADU(B24-02037) | ADU · Renter | — | 1 (Nov 15, 2024) | — | — |
| 2025 | VENEGAS ADU(PLN24-031) | ADU · Renter | 1 (Feb 5, 2024) | — | — | — |
| 2024 | 277 SQ. FT. DETACHED SINGLE GARAGE CONVERSION IN ADU(B24-02037) | ADU · Renter | — | 1 (Nov 15, 2024) | — | — |
| 2024 | VENEGAS ADU(PLN24-031) | ADU · Renter | 1 (Feb 5, 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
0.10 acres
Assessor's classification for assessment purposes. This is not zoning.
1766 ESMOND 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 529-090-009.
Search by parcel number 529-090-009 (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.