Richmond 94804 · APN 549-071-018-2 · Richmond
Since November 2024 within ½ mile: 7 homes completed, 5 permitted, 6 proposed or in review; 1 demolition.
19 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.
121 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.
$601,000
Benchmark range: $511,000 – $691,000
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.
In "Applied" for 6.3 yr (since Jul 27, 2020), with no new permit record in 6.3 yr. · 1 unit · $45,000 declared valuation
Permit issued and active for 4.7 yr (first record Mar 1, 2022), with no completion or new permit record in 4.6 yr. · $17,699 declared valuation
Permit issued and active for 5.1 yr (first record Sep 14, 2021), with no completion or new permit record in 4.5 yr. · 1 unit · $171,600 declared valuation
Permit issued and active for 4.4 yr (first record May 31, 2022), with no completion or new permit record in 4.4 yr. · 1 unit · $25,000 declared valuation
In "Applied" for 4.4 yr (since Jun 9, 2022), with no new permit record in 4.4 yr. · 1 unit · $89,000 declared valuation
In "Entitled" for 4.4 yr (since Jun 15, 2022), with no new permit record in 4.4 yr. · 1 unit · $98,000 declared valuation
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)
404 S 36th St · 1 unit · $85,656 valuation
Records span Oct 24, 2024 to Dec 29, 2025 (2 permits).
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
390 S St · 1 unit · $135,500 valuation
Records span Dec 16, 2024 to Dec 4, 2025 (1 permit).
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 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)
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
3519 Waller Ave Unit A · 1 unit · $70,000 valuation
Records span Sep 15, 2023 to Jun 18, 2025 (1 permit).
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
2629 Ohio Ave Unit A · 1 unit · $126,000 valuation
Records span Mar 9, 2023 to Jun 4, 2025 (2 permits).
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
319 S 37th St & Unit 2 · 1 unit · $50,000 valuation
Records span Oct 25, 2024 to May 14, 2025 (1 permit).
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
631 S 30th St Unit A · 1 unit · $159,000 valuation
Records span Sep 27, 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)
1 unit
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
25th St · $500,000 valuation
Records span Feb 14, 2025 to Mar 3, 2025 (1 permit).
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
429 S 35th St Unit A · 1 unit · $160,000 valuation
Records span Nov 6, 2023 to Feb 25, 2025 (2 permits).
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
3431 Ohio Ave Unit A · 1 unit · $88,050 valuation
Records span Mar 24, 2021 to Feb 20, 2025 (1 permit).
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
227 S 35th St Unit A · 1 unit · $220,000 valuation
Records span Jul 12, 2022 to Jan 13, 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 "Applied" for 6.3 yr (first record Jul 27, 2020) with no new permit activity recorded in 6.3 yr.
Active in "Issued" for 4.4 yr (first record May 31, 2022) with no new permit activity recorded in 4.4 yr.
Active in "Applied" for 3.4 yr (first record Jun 6, 2023) with no new permit activity recorded in 3.3 yr.
Active in "Approved" for 6.4 yr (first record May 29, 2020) with no new permit activity recorded in 4.3 yr.
Active in "Issued" for 13 mo (first record Oct 8, 2025) with no new permit activity recorded in 13 mo.
Active in "Entitled" for 4.2 yr (first record Sep 8, 2022) with no new permit activity recorded in 4.2 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 ($6,000/yr) + local voter-approved bond debt ($1,080/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$23,394/yr
Cash needed: $132,000
NOI: $13,013/yr
P&I: $3,034/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 | −$2,228/mo | -20.3% | $5,341/mo | −$2,196/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,425/mo | −$1,949/mo | -17.7% | $4,944/mo | −$1,780/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 | −$1,789/mo | -16.3% | $4,829/mo | −$1,599/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 ↗
Finaled / completed1 unitsJul 17, 2020 – Jul 29, 2021
Applied1 unitsJul 27, 2020 – Jul 29, 2020
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
DETACHED ADU (STORAGE CONVERSION)
SHED CONVERSION TO ADU. DETACHED 256 FT SHED CONVERISION
SHED CONVERSION TO ADU. DETACHED 256 FT SHED CONVERISION
125 AMP SERVICE PANEL UPGRADE
2200 WATT PHOTOVOLTAIC SOLAR SYSTEM
2200 WATT PHOTOVOLTAIC SOLAR SYSTEM
NEW 225SQ FT STORAGE SHED AT REAR
NEW 225SQ FT STORAGE SHED AT REAR
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 |
|---|---|---|---|---|---|---|
| 2021 | SHED CONVERSION TO ADU(B20-01486) | ADU · Renter | — | — | 1 (Jul 29, 2021) | — |
| 2020 | NEW ADD DWELLING UNIT(B20-01486) | ADU · Renter | — | 1 (Sep 28, 2020) | — | — |
| 2020 | SHED TO ADU CONVERSION(PLN20-187) | ADU · Renter | 1 (Jul 27, 2020) | — | — | — |
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
0.06 acres
Assessor's classification for assessment purposes. This is not zoning.
2938 JOHNSON AVE
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 549-071-018.
Search by parcel number 549-071-018 (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.