Richmond 94801 · APN 561-130-007-9 · Richmond
Located in Richmond and zero mapped flood, fire, or fault hazard overlaps; benchmark value $522,000 ($444,000–$600,000).
Estimated range $444,000–$600,000 derived from area zhvi + acs + permit benchmark and 8,740 sq ft lot geometry.
Source: ZIP 94801 Zillow Home Value Index ($506,862, September 2026) (Data provided by Zillow)
all of the lot of the parcel intersects Zone X: minimal flood hazard. Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
We could not verify a GIS base zone at this parcel centroid. Confirm zoning and allowable density directly with Richmond planning.
Source: Richmond GIS zoning registry
Closest lead: 6 new homes at 1300 Fred Jackson Way (0.23 mi N, issued). Inspect timeline history before assuming near-term completion.
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) · HCD APR (½-mile radius)
Sale triggers reassessment to 1.00% base + ~0.18% voter debt (~$551/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
Since November 2024 within ½ mile: 6 homes completed, 17 permitted, 7 proposed or in review (42 of them deed-restricted affordable).
17 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.
$522,000
Benchmark range: $444,000 – $600,000
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
53 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.
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 "In review" for 5.3 yr (since Jul 28, 2021), with no new permit record in 5.3 yr. · 1 unit · $127,500 declared valuation
Permit issued and active for 5.7 yr (first record Feb 23, 2021), with no completion or new permit record in 5.2 yr. · 1 unit · $120,000 declared valuation
In "In review" for 4.9 yr (since Dec 27, 2021), with no new permit record in 4.9 yr. · 1 unit · $500,000 declared valuation
In "Entitled" for 7.6 yr (since Mar 27, 2019), with no new permit record in 4.9 yr. · 1 unit · $307,680 declared valuation
Permit issued and active for 7.4 yr (first record Jun 12, 2019), with no completion or new permit record in 4.8 yr. · 1 unit · $292,200 declared valuation
Permit issued and active for 6.2 yr (first record Sep 14, 2020), with no completion or new permit record in 4.8 yr. · 1 unit · $80,000 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)
1 unit
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
1243 Fred Jackson Way · 2 units · 42 affordable · $1,201,459 valuation
Records span Dec 2, 2022 to Nov 21, 2025 (5 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)
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)
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)
2 units
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)
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
948 7th St Unit A · 1 unit · $32,000 valuation
Records span Mar 29, 2024 to Apr 16, 2025 (2 permits).
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
Gertrude Ave · 1 unit · $236,600 valuation
Records span Mar 13, 2023 to Apr 14, 2025 (4 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)
422 Alamo Ave Unit 2 · 1 unit · $48,000 valuation
Records span Jul 11, 2022 to Feb 4, 2025 (3 permits).
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
750 -754 8th St · 2 units · $90,000 valuation
Records span May 2, 2024 to Jan 30, 2025 (1 permit).
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 23 mo (first record Dec 18, 2024) with no new permit activity recorded in 21 mo. High-impact scale (6 housing units, $2,762,729 declared valuation across 3 permits).
Active in "Issued" for 23 mo (first record Dec 18, 2024) with no new permit activity recorded in 21 mo. High-impact scale (6 housing units, $3,090,036 declared valuation across 2 permits).
In "Entitled" for 4.1 yr (since Oct 17, 2022), exceeding the 175d median and 698d 90th percentile for new single-family home permits in Richmond (n=221).
In "Applied" for 3.7 yr (since Mar 14, 2023), exceeding the 175d median and 698d 90th percentile for new single-family home permits in Richmond (n=221).
In "Applied" for 2.6 yr (since Mar 29, 2024), exceeding the 175d median and 698d 90th percentile for new single-family home permits in Richmond (n=221).
In "Entitled" for 3.7 yr (since Feb 15, 2023), exceeding the 175d median and 698d 90th percentile for new single-family home permits in Richmond (n=221).
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family home | 221 | 29d | 175d | 497d | 698d | 85d(vs 143d prior) |
| Accessory dwelling unit (new or conversion) | 328 | 122d | 186d | 313d | 470d | 194d(vs 178d prior) |
| Addition (adds square footage) | 126 | 76d | 140d | 224d | 376d | 139d(vs 119d prior) |
| Remodel / interior alteration | 1,569 |
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 ($7,925/yr) + local voter-approved bond debt ($1,427/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
Model adding a backyard ADU or garage conversion under California's Prop 13 blended new-construction assessment (existing house & land tax base stays intact; only ADU build cost is assessed) and SB 13 impact-fee rules.
Statutory notes: Under CA Gov. Code § 66324 (SB 13), local agencies cannot impose development impact fees on ADUs under 750 sq ft (plan-check, school district fees ≥500 sq ft, and utility connection fees still apply). Under CA Rev. & Tax. Code § 71, building an ADU triggers a supplemental assessment on the new construction value without reassessing the existing dwelling or land. Newly built ADUs also carry a rolling 15-year exemption from statewide AB 1482 rent caps from certificate of occupancy.
−$22,159/yr
Cash needed: $182,525
NOI: $28,778/yr
P&I: $4,245/mo
For $0/mo net cash flow
At $4,425/mo gross 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 | $4,071/mo | −$2,355/mo | -15.5% | $7,358/mo | −$2,257/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $4,425/mo | −$1,847/mo | -12.1% | $6,811/mo | −$1,498/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 3.0%/yr rent growth (capped by local ordinance ceiling of 3.0%/yr) | $4,691/mo | −$1,554/mo | -10.2% | $6,653/mo | −$1,169/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 ↗
No building permits are recorded for this parcel since 2016.
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.
No housing activity reported to the State for this parcel (2018–2025 reports).
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
0.20 acres
Assessor's classification for assessment purposes. This is not zoning.
1111 7TH 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 561-130-007.
Search by parcel number 561-130-007 (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.
| 1d |
| 9d |
| 50d |
| 120d |
| 7d(vs 10d prior) |
| Commercial tenant improvement | 171 | 63d | 117d | 265d | 409d | 121d(vs 111d prior) |
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) · Computed from issued permits with recorded application and issuance dates over the trailing 60 months. Categories with fewer than 20 permits are excluded.