1250 Fred Jackson Way

Richmond 94801 · APN 561-201-013-1 · Richmond

Property brief (PDF)Timeline ↓Calculator ↓Official records ↓

For saleLast soldEst. price

What's changing nearby

Since October 2024 within ½ mile: 6 homes completed, 18 permitted, 11 proposed or in review (42 of them deed-restricted affordable).

21 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.

43 permits within ½ mile since October 2024

New construction12 · 45 units
Adds housing (ADU)1 · 1 unit
Additions & renovations3
Building systems18
Repairs1
Other8

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.

Explore projects on the map →Explore sales & prices →

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

Estimated price, listing status & sales records

Benchmark valuation & transaction history

Estimated PriceArea benchmark

$500,000

Benchmark range: $425,000 – $575,000

Listing StatusOff Market

Not currently listed for sale

Compare nearby sales & prices on map →

Last Sold & Tax Roll

No deed price in open GIS feed

Verify on Property tax bill

How this estimated price is calculated (Area ZHVI + ACS + Permit Benchmark)

Model monthly ownership cost ↓

1. Area home value baseline: ZIP 94801 Zillow Home Value Index ($506,862, September 2026); $506,862
2. Parcel & lot adjustment (0.99×): Single-family lot (5,006 sq ft, −1.4% lot-size adjustment vs 6,000 sq ft standard lot); −$7,344
3. Documented permitted improvements: No recent value-adding ADU, addition, or remodel permits recorded on this parcel; +$0

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.

What could be built here

A screen, not a determination

ADU or junior ADU

Can't tell

We don't have a zoning map for Richmond.

What we couldn't check (4)

Setbacks, height and size limits in the local ADU ordinance
Utility and sewer capacity, fire access
Historic district or landmark status: we have no historic layer for this area yet.
Locally adopted fire hazard maps, which can be broader than the State's.

SB 9: two homes on the lot

Can't tell

We don't have a zoning map for Richmond.

What we couldn't check (6)

Whether a tenant lived there in the last 3 years, or the building was withdrawn from rent under the Ellis Act
Rent-controlled or deed-restricted affordable housing on the lot
Wetlands, habitat, farmland, hazardous waste sites and conservation easements
Local SB 9 standards (size, setbacks, parking)
Historic district or landmark status: we have no historic layer for this area yet.
Locally adopted fire hazard maps, which can be broader than the State's.

SB 9: split into two lots

Can't tell

We don't have a zoning map for Richmond.

What we couldn't check (6)

Owner-occupancy: the applicant must sign an affidavit to live in one of the homes for 3 years
Whether the lot was created by an earlier SB 9 split, or the owner split an adjacent lot
Whether a tenant lived there in the last 3 years, or the building was withdrawn from rent under the Ellis Act
Wetlands, habitat, farmland, hazardous waste sites and conservation easements
Historic district or landmark status: we have no historic layer for this area yet.
Locally adopted fire hazard maps, which can be broader than the State's.

Mapped hazards on this lot

Fire hazard severity zone: Not in a State-mapped zone
FEMA flood zone: Zone X: minimal flood hazardFIRM panel 06013C0228G, effective September 30, 2015. Official flood map
Earthquake fault zone: Not in an Alquist-Priolo Earthquake Fault Zone

Built nearby: within ¼ mile since October 2023

New single-family home6
New duplex / half-plex1
New multifamily / condos / mixed-use8
Accessory dwelling unit (new or conversion)8

See them on the map →

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)

Property & area intelligence timeline

68 events · 43 slow/stalled projects

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.

Slow-moving or stalled projects (43)

Active projects spending 12+ months pre-issuance, 24+ months under construction, or 6+ months without new records

Stalled686 Sf AduEntitled
On this parcel
In "Entitled" for 4 yr (since Oct 17, 2022), with no new permit record in 4 yr. · 1 unit
StalledAccessory dwelling unit at 1366 Cherry St Unit AIn review
0.26 mi NE
In "In review" for 4.8 yr (since Jan 19, 2022), with no new permit record in 4.6 yr. · 1 unit · $69,000 declared valuation
StalledNew home at 500 Gertrude AveIssued
0.2 mi NE
Permit issued and active for 7.7 yr (first record Feb 13, 2019), with no completion or new permit record in 4.6 yr. · 1 unit · $233,730 declared valuation
StalledNew home at 1232 York StIssued
0.12 mi W
Permit issued and active for 6.2 yr (first record Aug 24, 2020), with no completion or new permit record in 4.6 yr. · 1 unit · $280,000 declared valuation
StalledAccessory dwelling unit at 830 Gertrude Ave Unit 2Issued
0.37 mi NE
Permit issued and active for 5.7 yr (first record Mar 4, 2021), with no completion or new permit record in 4.6 yr. · 1 unit · $64,500 declared valuation
StalledNew home at 1240 York St Unit AIssued
0.12 mi W
Permit issued and active for 6.2 yr (first record Aug 24, 2020), with no completion or new permit record in 4.6 yr. · 1 unit · $280,000 declared valuation

20261 event

September 2026Market trend
ZIP 94801
ZIP 94801 typical home value: $506,862 (−1.6% year-over-year)
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)

202514 events

Dec 23, 2025HCD permit milestone
On this parcel
Building permit reported to State HCD for 1 housing unit (Detached ADU)
Reported in 2025 Housing Element Annual Progress Report
ADU · Renter
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: parcel
Dec 11, 2025Nearby project · Entitled
0.32 mi N
New home — Entitled
1 unit
⏱ Slow turnaround:In "Entitled" for 11 mo (since Dec 11, 2025), with no new permit record in 11 mo.
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
Nov 21, 2025Nearby project · Finaled / completed
80 ft SW
Legacy Court Townhomes — Finaled / completed
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)
Nov 4, 2025Nearby project · Entitled
70 ft W
Attached ADU — Entitled
1 unit
⏱ Slow turnaround:In "Entitled" for 12 mo (since Nov 4, 2025), with no new permit record in 12 mo.
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
Oct 31, 2025Nearby project · Finaled / completed
0.15 mi W
New home — Finaled / completed
1 unit
Records span Mar 23, 2023 to Oct 31, 2025 (0 permits).
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
September 2025Market trend
ZIP 94801
ZIP 94801 typical home value: $514,913 (−5.1% year-over-year)
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)
Sep 29, 2025Nearby project · Entitled
0.37 mi NE
2 new homes — Entitled
2 units
⏱ Slow turnaround:In "Entitled" for 13 mo (since Sep 29, 2025), with no new permit record in 13 mo.
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
Sep 29, 2025Nearby project · Entitled
0.32 mi NE
2 new homes — Entitled
2 units
⏱ Slow turnaround:In "Entitled" for 13 mo (since Sep 29, 2025), with no new permit record in 13 mo.
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
Jul 2, 2025Nearby project · Finaled / completed
0.24 mi NW
New home — Finaled / completed
1 unit
Records span Nov 18, 2020 to Jul 2, 2025 (0 permits).
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
Jun 18, 2025Nearby project · Issued
0.41 mi N
New home — Issued
1 unit
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
May 22, 2025Nearby project · Entitled
0.42 mi N
2 new homes — Entitled
2 units
⏱ Slow turnaround:In "Entitled" for 17 mo (since May 22, 2025), with no new permit record in 17 mo.
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
May 14, 2025Nearby project · Entitled
70 ft W
Garcia Detached ADU — Entitled
1 unit
⏱ Slow turnaround:In "Entitled" for 18 mo (since May 14, 2025), with no new permit record in 18 mo.
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
Apr 16, 2025Nearby project · Finaled / completed
0.38 mi SE
Accessory dwelling unit at 948 7th St Unit A — Finaled / completed
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)
Apr 14, 2025Nearby project · Issued
0.21 mi NE
New home at Gertrude Ave — Issued
Gertrude Ave · 1 unit · $236,600 valuation
Records span Mar 13, 2023 to Apr 14, 2025 (4 permits).
⏱ Slow turnaround:Permit issued and active for 3.6 yr (first record Mar 13, 2023), with no completion or new permit record in 19 mo.
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)

Showing 15 of 68 timeline events

Recorded sales & deed transfers: California county recorders do not publish open bulk deed-transfer feeds without owner-PII restrictions, so individual sale deeds are not redistributed here. For official assessment roll and recorded transfer history in Richmond, inspect Property tax bill ↗.

Development graph & closer investigation

6 investigation leads

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 →

Developments deserving closer investigation (6)

On this parcel & within ½ mile

686 Sf AduEntitledNo new record in 4 yr
On this parcel
Active in "Entitled" for 4 yr (first record Oct 17, 2022) with no new permit activity recorded in 4 yr.
6 new homes at 1300 Fred Jackson WayIssuedNo new record in 21 mo6 units
240 ft N
Active in "Issued" for 22 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).
6 new homes at 1329 Fred Jackson WayIssuedNo new record in 21 mo6 units
370 ft N
Active in "Issued" for 22 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).
Garcia Detached ADUEntitledNo new record in 18 mo
70 ft W
Active in "Entitled" for 18 mo (first record May 14, 2025) with no new permit activity recorded in 18 mo.
New home at Sanford AveAppliedNo new record in 3.6 yr
230 ft E
Active in "Applied" for 3.6 yr (first record Mar 14, 2023) with no new permit activity recorded in 3.6 yr.
New home at 380 Sanford AveIssuedNo new record in 22 mo
240 ft NE
Active in "Issued" for 4.1 yr (first record Sep 8, 2022) with no new permit activity recorded in 22 mo.

Ownership & rental scenario calculator

Prop 13 tax estimate & area benchmarks

Area rent & home-value benchmarks (kept separate from your assumptions)

Click any benchmark to pre-fill the calculator

HUD Small Area Fair Market Rent · ZIP 94801

HUD FY 2026 · 40th-percentile gross rent

Census ACS 5-year median gross rent (all bedroom counts combined):

ZIP 94801$1,665±$133

Area home-value benchmarks (not an appraisal)

ZIP & neighborhood medians

Zillow ZHVI · ZIP 94801(as of September 2026)Data provided by Zillow · typical mid-tier home value in ZIP

$506,862

ACS Median Home Value · ZIP 94801Census ACS 2020–2024 owner-occupied self-reported median

$607,000±$25,900

1. Purchase, financing & Prop 13 tax reassessment

Purchase price ($)Down payment (%)$100,000Interest rate (%)Loan termClosing costs (%)$10,000

Prop 13 post-purchase property tax estimate

$529/mo ($6,350/yr · 1.27%)

Under 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 ($5,000/yr) + local voter-approved bond debt ($900/yr) + fixed direct levies/Mello-Roos ($450/yr).

Voter bond rate (%)$900/yrDirect levies / Mello-Roos ($/yr)Check Property tax bill ↗

2. Your rent & operating assumptions

Monthly gross rent ($)Your assumptionVacancy allowance (%)−$121/moManagement (%)$184/moMaintenance (%)$121/moCapEx reserve (%)$121/moInsurance ($/mo)$1,980/yrHOA dues ($/mo)Owner utilities ($/mo)

Insurance & hazard context:

This lot is outside mapped CAL FIRE Fire Hazard Severity Zones and FEMA Special Flood Hazard Areas. California insurance costs still vary widely by roof age, electrical panel, and carrier underwriting; obtain a property-specific quote rather than relying on rules of thumb.

3. Scenario results (based on your assumptions)

Net monthly cash flow: −$1,345
Cash-on-cash return: -14.7%
Cap rate (Year 1 NOI): 2.84%
DSCR (NOI / debt): 0.47x
Break-even gross rent: $4,163/mo
Break-even vacancy: 0% (negative at full occ.)

Monthly cash-flow breakdown (Effective gross $2,304 − Operating $1,121 − Debt $2,528)

Gross scheduled rent$2,425

Vacancy allowance (5%)−$121

Effective gross income$2,304

Prop 13 property tax (1.27%)−$529

Property insurance−$165

Management (8%), maintenance (5%) & CapEx (5%)−$427

Net Operating Income (NOI)+$1,183

Mortgage principal & interest (400,000 loan)−$2,528

Net monthly cash flow−$1,345

4. Sensitivity & rent-stabilization ceiling (Richmond)

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	−$1,624/mo	-17.7%	$4,498/mo	−$1,584/mo
Base (your inputs)	Your entered assumptions, 3.0%/yr rent growth	$2,425/mo	−$1,345/mo	-14.7%	$4,163/mo	−$1,168/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	−$1,185/mo	-12.9%	$4,067/mo	−$987/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 ↗

Common statutory exemption signals under AB 1482

Housing issued a certificate of occupancy within the last 15 years (rolling exemption under AB 1482).
Separately alienable single-family homes or condominiums not owned by a corporation, REIT, or LLC with a corporate member (when required statutory notice is in the lease).
Owner-occupied duplexes where the owner occupied one unit from the start of the tenancy.

Development projects on this parcel

Detached ADU
Issued1 unitsDec 23, 2025 – Dec 23, 2025
686 Sf Adu
Entitled1 unitsOct 17, 2022 – Oct 17, 2022

We group related permits and State housing reports into projects. That grouping is our inference, not an official record.

Permit history on this parcel

1 records

Repair tied to a housing/code caseCC19-00123
ILLEGAL REAR UNIT
ILLEGAL REAR UNIT
Applied
Oct 16, 2019
Issued
Oct 16, 2019
Recorded status
Issued as of Oct 15, 2019
Declared valuation
—

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.

Housing activity reported to the State

Report year	Project / record	Type	Entitled	Permitted	Completed	Deed-restricted
2025	Detached ADU(B25-02535)	ADU · Renter	—	1 (Dec 23, 2025)	—	—
2022	686 SF ADU(PLN22-346)	ADU · Renter	1 (Oct 17, 2022)	—	—	—

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.

Zoning & planning

Zoning: No zoning map published for Richmond

Source: Contra Costa County Department of Conservation and Development, Zoning (unincorporated Contra Costa) · Geography: zoning district polygon at parcel point · Retrieved Oct 26, 2026

Parcel facts

Lot size: 5,006 sq ft
Tax rate area: 08120
Assessor land use: Single Family, 1 residence on 1 site, with or without
Addresses on parcel: 1

Source: Contra Costa County Assessor / Department of Information Technology, Assessment Parcels · Geography: parcel · Retrieved Oct 26, 2026

Official records

CCMAP
County map with assessor parcel maps and zoning. Search parcel 561-201-013.
Property tax bill
Search by parcel number 561-201-013 (Contra Costa County Treasurer-Tax Collector). Assessed value is not market value.
FEMA Flood Map Service Center
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.

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

−$1,624/mo

-17.7%

$4,498/mo

−$1,584/mo

Base (your inputs)

Your entered assumptions, 3.0%/yr rent growth

$2,425/mo

−$1,345/mo

-14.7%

$4,163/mo

−$1,168/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

−$1,185/mo

-12.9%

$4,067/mo

−$987/mo

Report year

Project / record

Type

Entitled

Permitted

Completed

Deed-restricted

2025

Detached ADU(B25-02535)

ADU · Renter

—

1 (Dec 23, 2025)

—

2022

686 SF ADU(PLN22-346)

ADU · Renter

1 (Oct 17, 2022)

—