Richmond 94801 · APN 558-101-012-0 · Richmond
Since October 2024 within ½ mile: 1 homes completed, 2 permitted, 6 proposed or in review.
6 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.
105 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
$562,000
Benchmark range: $478,000 – $646,000
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.
In "Entitled" for 7.7 yr (since Feb 12, 2019), with no new permit record in 7.6 yr. · 1 unit · $163,175 declared valuation
In "Applied" for 7.6 yr (since Apr 11, 2019), with no new permit record in 7.6 yr. · 1 unit · $163,125 declared valuation
In "In review" for 6.4 yr (since Jun 17, 2020), with no new permit record in 6.4 yr. · 1 unit · $150,000 declared valuation
In "Applied" for 9.5 yr (since Apr 26, 2017), with no new permit record in 9.5 yr. · 1 unit · $75,000 declared valuation
In "Applied" for 9.1 yr (since Oct 10, 2017), with no new permit record in 9.1 yr. · 1 unit · $470,109 declared valuation
In "Applied" for 8.6 yr (since Mar 29, 2018), with no new permit record in 8.6 yr. · 71 units · $256,309 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)
4 units
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
707 Golden Gate Ave · 1 unit · $650,000 valuation
Records span Oct 14, 2020 to Sep 12, 2025 (1 permit).
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)
447 Santa Fe Ave Unit A · 1 unit · $200,000 valuation
Records span Aug 10, 2020 to Mar 18, 2025 (2 permits).
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
634 Ocean Ave Unit A · 1 unit · $150,000 valuation
Records span Nov 6, 2023 to Jan 27, 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 $542,442 in September 2023 to $542,785 in September 2024.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94801 (not a parcel appraisal)
225 Western Dr Unit 2 · 1 unit · $102,000 valuation
Records span Dec 22, 2023 to Jul 30, 2024 (1 permit).
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
415 Golden Gate Ave · 1 unit · $147,900 valuation
Records span Mar 1, 2024 to Apr 12, 2024 (1 permit).
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)
Buena Vista Ave · 1 unit · $900,000 valuation
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
225 Western Dr · 1 unit · $102,000 valuation
Records span Feb 14, 2024 to Feb 15, 2024 (1 permit).
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
432 Washington Ave Unit A · 1 unit · $150,000 valuation
Records span Apr 21, 2023 to Oct 30, 2023 (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 6.4 yr (first record Jun 17, 2020) with no new permit activity recorded in 6.4 yr.
Active in "Entitled" for 7.7 yr (first record Feb 12, 2019) with no new permit activity recorded in 7.6 yr.
Active in "Applied" for 7.6 yr (first record Apr 11, 2019) with no new permit activity recorded in 7.6 yr.
Active in "Applied" for 8.6 yr (first record Mar 29, 2018) with no new permit activity recorded in 8.6 yr. High-impact scale (71 housing units, $256,309 declared valuation across 1 permit).
Active in "Entitled" for 13 mo (first record Sep 19, 2025) with no new permit activity recorded in 13 mo. High-impact scale (4 housing units across 0 permits).
Active in "Applied" for 2.6 yr (first record Mar 22, 2024) with no new permit activity recorded in 2.6 yr. High-impact scale (1 housing unit, $900,000 declared valuation across 2 permits).
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 ($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 unitsJun 17, 2020 – Jun 23, 2020
Entitled1 unitsFeb 12, 2019 – Apr 11, 2019
Applied1 unitsApr 11, 2019 – Apr 11, 2019
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
DETACHED 300 SQ. FT. 1 BED 1 BATH ADU TO BE BUILT IN BACK OF
DETACHED 300 SQ. FT. 1 BED 1 BATH ADU TO BE BUILT IN BACK OF
NEW 2 BED 1 BATH 1062 SQ FT ADU
DETACHED 2 BED 1 BATH 893 SQ FT ADU W/ A
REVISION TO PERMIT B17-01832 REMOVAL OF STUCCO
PLAN CHECK REVISION TO PERMIT B17-01832 - SHIFT
RENOVATION: LIFTING OF HOUSE APROX. 2' AND FINISHING
RENOVATION: LIFTING OF HOUSE APROX. 2' AND FINISHING
"EXCAVATE TO REPAIR 4"" SEWER LATERAL"
TEAR OFF EXIST/RESHEATH?/INST.20YR CLASS A SHINGLES
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 |
|---|---|---|---|---|---|---|
| 2020 | 300 SF ACCESSORY DWELLING UNIT(PLN20-136) | ADU · Renter | 1 (Jun 17, 2020) | — | — | — |
| 2019 | NEW GARAGE WITH ADU(PLN18-056) | ADU · Owner | 1 (Feb 12, 2019) | — | — | — |
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
0.11 acres
Assessor's classification for assessment purposes. This is not zoning.
50 NICHOLL 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 558-101-012.
Search by parcel number 558-101-012 (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.