Richmond 94801 · APN 561-252-027-9 · Richmond
Since October 2024 within ½ mile: 10 homes completed, 21 permitted, 16 proposed or in review (42 of them deed-restricted affordable).
29 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.
37 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: · Geography: permits located by parcel, ½ mile radius · Retrieved Oct 26, 2026
$555,000
Benchmark range: $472,000 – $638,000
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.
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
In "Entitled" for 3.6 yr (since Mar 14, 2023), with no new permit record in 3.6 yr. · 1 unit
In "Entitled" for 3.6 yr (since Apr 4, 2023), with no new permit record in 3.6 yr. · 1 unit
In "Entitled" for 3.5 yr (since Apr 24, 2023), with no new permit record in 3.5 yr. · 3 units
In "Entitled" for 3.3 yr (since Jun 27, 2023), with no new permit record in 3.3 yr. · 40 units
Permit issued and active for 3.3 yr (first record Jul 13, 2023), with no completion or new permit record in 3.3 yr. · 1 unit
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)
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)
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
Records span Jul 3, 2024 to Nov 19, 2025 (0 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)
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)
2 units
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
2 units
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
2 units
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
1 unit
Records span Feb 26, 2025 to Jul 22, 2025 (0 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)
1 unit
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 5.7 yr (first record Mar 4, 2021) with no new permit activity recorded in 4.6 yr.
Active in "Entitled" for 3.3 yr (first record Jun 27, 2023) with no new permit activity recorded in 3.3 yr. High-impact scale (40 housing units, 40 deed-restricted affordable across 0 permits).
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).
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).
Active in "Entitled" for 3.1 yr (first record Sep 13, 2023) with no new permit activity recorded in 3.1 yr.
Active in "Entitled" for 13 mo (first record Sep 29, 2025) with no new permit activity recorded in 13 mo.
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 ($5,550/yr) + local voter-approved bond debt ($999/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$20,132/yr
Cash needed: $122,100
NOI: $13,544/yr
P&I: $2,806/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 | −$1,956/mo | -19.2% | $4,962/mo | −$1,920/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,425/mo | −$1,678/mo | -16.5% | $4,593/mo | −$1,504/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 | −$1,517/mo | -14.9% | $4,486/mo | −$1,324/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 unitsMar 4, 2021 – Mar 31, 2022
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
CONVERT EXISTING GARAGE INTO A 1 BED 1 BATH
CONVERT EXISTING GARAGE INTO A 1 BED 1 BATH
2.86KW ROOF MOUNTED PV SOLAR W/11 MODULES
2.86KW ROOF MOUNTED PV SOLAR W/11 MODULES
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 |
|---|---|---|---|---|---|---|
| 2022 | NEW ATTACHED ADU(B21-01365) | ADU · Renter | — | 1 (Mar 31, 2022) | — | — |
| 2021 | CONVERT EXISTING GARAGE TO ADU(PLN21-069) | ADU · Renter | 1 (Mar 4, 2021) | — | — | — |
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
0.08 acres
Assessor's classification for assessment purposes. This is not zoning.
830 GERTRUDE 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 561-252-027.
Search by parcel number 561-252-027 (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.