Richmond 94801 · APN 538-210-012-0 · Richmond
Since November 2024 within ½ mile: 3 homes completed, 3 permitted, 8 proposed or in review; 2 demolitions.
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.
128 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.
$662,000
Benchmark range: $563,000 – $761,000
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) · Geography: permits located by parcel, ½ mile radius · Retrieved Nov 9, 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 Nov 9, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Nov 9, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Nov 9, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Nov 9, 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 3 yr (first record Nov 7, 2023), with no completion or new permit record in 2.6 yr. · 1 unit · $150,000 declared valuation
In "Applied" for 5.6 yr (since Apr 8, 2021), with no new permit record in 5.6 yr. · 1 unit · $30,375 declared valuation
In "Applied" for 5.5 yr (since May 26, 2021), with no new permit record in 5.5 yr. · 1 unit · $38,500 declared valuation
In "In review" for 5.9 yr (since Dec 15, 2020), with no new permit record in 5.3 yr. · 1 unit · $90,000 declared valuation
Permit issued and active for 6.3 yr (first record Aug 5, 2020), with no completion or new permit record in 5.1 yr. · 1 unit · $120,000 declared valuation
Permit issued and active for 5.6 yr (first record Mar 30, 2021), with no completion or new permit record in 5 yr. · 1 unit · $308,325 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)
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)
534 5th St Unit A · 1 unit · $91,000 valuation
Records span Mar 27, 2024 to Aug 26, 2025 (2 permits).
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
121 S 3rd St · 1 unit · $523,500 valuation
Records span Apr 12, 2023 to May 19, 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)
718 Ripley Ave Unit A · 1 unit · $149,850 valuation
Records span Sep 23, 2024 to May 5, 2025 (2 permits).
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
424 1st St · 1 unit · $10,000 valuation
Records span Jan 31, 2022 to Apr 21, 2025 (5 permits).
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
1300 Bissell Ave #1350 · $480,000 valuation
Records span Mar 25, 2025 to Mar 28, 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
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
9 9th St · $25,023 valuation
Records span Feb 2, 2023 to Mar 13, 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)
15 Chanslor Ave Unit A · 1 unit · $40,000 valuation
Records span Oct 11, 2024 to Feb 26, 2025 (2 permits).
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
401 Chanslor Ave · $456,000 valuation
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
400 Ripley Ave Unit A · 1 unit · $50,000 valuation
Records span Oct 20, 2024 to Dec 17, 2024 (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 "Issued" for 3 yr (first record Nov 7, 2023) with no new permit activity recorded in 2.6 yr.
Active in "Entitled" for 3.7 yr (first record Feb 23, 2023) with no new permit activity recorded in 2.7 yr. High-impact scale (32 housing units, 31 deed-restricted affordable across 0 permits).
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).
Active in "Issued" for 5.1 yr (first record Oct 13, 2021) with no new permit activity recorded in 2.4 yr. High-impact scale ($2,000,000 declared valuation across 7 permits).
Active in "Issued" for 3.1 yr (first record Sep 21, 2023) with no new permit activity recorded in 2.4 yr. High-impact scale (1 housing unit, $2,000,000 declared valuation across 2 permits).
Active in "Applied" for 3.2 yr (first record Aug 16, 2023) with no new permit activity recorded in 3.2 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 ($6,600/yr) + local voter-approved bond debt ($1,188/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$27,742/yr
Cash needed: $145,200
NOI: $12,305/yr
P&I: $3,337/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 | −$2,591/mo | -21.4% | $5,847/mo | −$2,563/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,425/mo | −$2,312/mo | -19.1% | $5,412/mo | −$2,147/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 | −$2,152/mo | -17.8% | $5,286/mo | −$1,966/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 unitsNov 7, 2023 – Apr 3, 2024
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
INSTALL A COMBO 2 METERS 100AMP EACH
NEW 3-BEDROOM 2-BATHROOMS 1000 SQFT DETACHED ADU
NEW 3-BEDROOM 2-BATHROOMS 1000 SQFT DETACHED ADU
OBTAIN PERMIT FOR REPLACEMENT WINDOWS REMODEL BATHROOM
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) · Geography: parcel (APN) · Retrieved Nov 9, 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 | NEW 3-BEDROOM, 2-BATHROOMS, 1,000 SQFT DETACHED ADU(B23-03807) | ADU · Renter | — | 1 (Apr 3, 2024) | — | — |
| 2024 | NEW 3-BEDROOM, 2-BATHROOMS, 1,000 SQFT DETACHED ADU(B23-03807) | ADU · Renter | — | 1 (Apr 3, 2024) | — | — |
| 2023 | Paz ADU(PLN23-330) | ADU · Renter | 1 (Nov 7, 2023) | — | — | — |
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Nov 9, 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 Nov 9, 2026
0.13 acres
Assessor's classification for assessment purposes. This is not zoning.
223 5TH ST
Source: Contra Costa County Assessor / Department of Information Technology, Assessment Parcels · Geography: parcel · Retrieved Nov 9, 2026
County map with assessor parcel maps and zoning. Search parcel 538-210-012.
Search by parcel number 538-210-012 (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.