6 Willow Ln

Kensington 94707 · APN 571-250-003-1 · Unincorporated Contra Costa

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

We don't have building permits for Unincorporated Contra Costa, so permit history and nearby activity are incomplete here. Building permits cover Richmond only, and end in April 2025, when the city replaced its permit system. New housing in every city comes from the state's Housing Element reports. Parcel, assessor, and record links still apply.

For saleLast soldEst. price

What's changing nearby

Since — within ½ mile: 2 homes completed, 6 proposed or in review.

8 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.

No permit activity recorded within ½ mile.

Explore projects on the map →Explore sales & prices →

Estimated price, listing status & sales records

Benchmark valuation & transaction history

Estimated PriceArea benchmark

$1,742,000

Benchmark range: $1,481,000 – $2,003,000

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 94707 Zillow Home Value Index ($1,774,965, September 2026); $1,774,965
2. Parcel & lot adjustment (0.98×): Single-family lot (4,749 sq ft, −1.9% lot-size adjustment vs 6,000 sq ft standard lot); −$33,203
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

Likely eligible

Zoned R-6 (single-family residential): state law allows ADUs where homes are allowed.

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

Likely eligible

Zoned R-6, a single-family residential zone.

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

Likely eligible

Zoned R-6, a single-family residential zone.
The lot is 4,749 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.

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 06013C0243G, effective September 30, 2015. Official flood map
Earthquake fault zone: Not in an Alquist-Priolo Earthquake Fault Zone

Built nearby: within ¼ mile since November 2023

We don't have building permits for Unincorporated Contra Costa, so we can't show what has been permitted nearby.

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 Unincorporated Contra Costa'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) · Zoning classes: our classification of R-6 as single-family residential, checked against the zone description on Oct 24, 2026

Property & area intelligence timeline

67 events · 33 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 (33)

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

StalledNew homeEntitled
On this parcel
In "Entitled" for 3.1 yr (since Oct 4, 2023), with no new permit record in 3.1 yr. · 1 unit
StalledNew homeEntitled
0.49 mi SW
In "Entitled" for 6.7 yr (since Feb 14, 2020), with no new permit record in 6.7 yr. · 1 unit
StalledNew homeIssued
0.44 mi SE
Permit issued and active for 6 yr (first record Nov 4, 2020), with no completion or new permit record in 6 yr. · 1 unit
StalledNew homeIssued
0.5 mi S
Permit issued and active for 5.5 yr (first record May 19, 2021), with no completion or new permit record in 5.5 yr. · 1 unit
StalledNew homeIssued
0.41 mi S
Permit issued and active for 5.3 yr (first record Jul 7, 2021), with no completion or new permit record in 5.3 yr. · 1 unit
StalledNew homeIssued
0.49 mi W
Permit issued and active for 5 yr (first record Oct 22, 2021), with no completion or new permit record in 5 yr. · 1 unit

20261 event

September 2026Market trend
ZIP 94707
ZIP 94707 typical home value: $1,774,965 (+10.4% year-over-year)
Latest published Zillow Home Value Index (ZHVI) update
Changed from $1,607,592 in September 2025 to $1,774,965 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94707 (not a parcel appraisal)

20259 events

Dec 9, 2025Nearby project · Entitled
0.21 mi SW
New home — Entitled
1 unit
⏱ Slow turnaround:In "Entitled" for 11 mo (since Dec 9, 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)
Oct 23, 2025Nearby project · Entitled
0.29 mi W
New home — Entitled
1 unit
⏱ Slow turnaround:In "Entitled" for 12 mo (since Oct 23, 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 17, 2025Nearby project · Entitled
0.21 mi E
New home — Entitled
1 unit
⏱ Slow turnaround:In "Entitled" for 13 mo (since Oct 17, 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)
September 2025Market trend
ZIP 94707
ZIP 94707 typical home value: $1,607,592 (−4.1% year-over-year)
Annual ZIP 94707 home-value index checkpoint
Changed from $1,676,074 in September 2024 to $1,607,592 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94707 (not a parcel appraisal)
Sep 4, 2025Nearby project · Finaled / completed
0.45 mi S
New home — Finaled / completed
1 unit
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
Aug 21, 2025Nearby project · Finaled / completed
0.49 mi SW
New home — Finaled / completed
1 unit
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
Jun 17, 2025Nearby project · Entitled
0.21 mi N
New home — Entitled
1 unit
⏱ Slow turnaround:In "Entitled" for 17 mo (since Jun 17, 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 22, 2025Nearby project · Entitled
0.34 mi NE
New home — Entitled
1 unit
⏱ 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)
Feb 10, 2025Nearby project · Entitled
0.29 mi W
New home — Entitled
1 unit
⏱ Slow turnaround:In "Entitled" for 21 mo (since Feb 10, 2025), with no new permit record in 21 mo.
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)

20245 events

September 2024Market trend
ZIP 94707
ZIP 94707 typical home value: $1,676,074 (+1.2% year-over-year)
Annual ZIP 94707 home-value index checkpoint
Changed from $1,656,557 in September 2023 to $1,676,074 in September 2024.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94707 (not a parcel appraisal)
Feb 8, 2024Nearby project · Issued
0.16 mi N
New home — Issued
1 unit
⏱ Slow turnaround:Permit issued and active for 2.7 yr (first record Feb 8, 2024), with no completion or new permit record in 2.7 yr.
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
Jan 23, 2024Nearby project · Finaled / completed
0.48 mi E
New home — Finaled / completed
1 unit
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
Jan 19, 2024Nearby project · Finaled / completed
0.47 mi S
New home — Finaled / completed
1 unit
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)
Jan 10, 2024Nearby project · Finaled / completed
0.49 mi SW
New home — Finaled / completed
1 unit
Source: City of Richmond Planning & Building, PermitTrak (eTRAKiT permits, 1992 to April 2025) & HCD APR (grouped project within ½ mile)

Showing 15 of 67 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 Unincorporated Contra Costa, 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 Unincorporated Contra Costa development graph →

Developments deserving closer investigation (6)

On this parcel & within ½ mile

New homeEntitledNo new record in 3.1 yr
On this parcel
Active in "Entitled" for 3.1 yr (first record Oct 4, 2023) with no new permit activity recorded in 3.1 yr.
New homeIssuedNo new record in 4 yr
340 ft E
Active in "Issued" for 4 yr (first record Nov 8, 2022) with no new permit activity recorded in 4 yr.
New homeEntitledNo new record in 4 yr
340 ft E
Active in "Entitled" for 4 yr (first record Nov 8, 2022) with no new permit activity recorded in 4 yr.
New homeEntitledNo new record in 3.1 yr
500 ft N
Active in "Entitled" for 3.1 yr (first record Sep 21, 2023) with no new permit activity recorded in 3.1 yr.
New homeIssuedNo new record in 2.7 yr
0.16 mi N
Active in "Issued" for 2.7 yr (first record Feb 8, 2024) with no new permit activity recorded in 2.7 yr.
New homeEntitledNo new record in 13 mo
0.21 mi E
Active in "Entitled" for 13 mo (first record Oct 17, 2025) with no new permit activity recorded in 13 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 94707

HUD FY 2026 · 40th-percentile gross rent

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

ZIP 94707$2,563±$1,006

Area home-value benchmarks (not an appraisal)

ZIP & neighborhood medians

Zillow ZHVI · ZIP 94707(as of September 2026)Data provided by Zillow · typical mid-tier home value in ZIP

$1,774,965

ACS Median Home Value · ZIP 94707Census ACS 2020–2024 owner-occupied self-reported median

$1,691,000±$55,400

1. Purchase, financing & Prop 13 tax reassessment

Purchase price ($)Down payment (%)$348,000Interest rate (%)Loan termClosing costs (%)$34,800

Prop 13 post-purchase property tax estimate

$1,749/mo ($20,982/yr · 1.21%)

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 ($17,400/yr) + local voter-approved bond debt ($3,132/yr) + fixed direct levies/Mello-Roos ($450/yr).

Voter bond rate (%)$3,132/yrDirect levies / Mello-Roos ($/yr)Check Property tax bill ↗

2. Your rent & operating assumptions

Monthly gross rent ($)Your assumptionVacancy allowance (%)−$149/moManagement (%)$226/moMaintenance (%)$149/moCapEx reserve (%)$149/moInsurance ($/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: −$8,409
Cash-on-cash return: -26.4%
Cap rate (Year 1 NOI): 0.27%
DSCR (NOI / debt): 0.04x
Break-even gross rent: $13,840/mo
Break-even vacancy: 0% (negative at full occ.)

Monthly cash-flow breakdown (Effective gross $2,826 − Operating $2,437 − Debt $8,798)

Gross scheduled rent$2,975

Vacancy allowance (5%)−$149

Effective gross income$2,826

Prop 13 property tax (1.21%)−$1,749

Property insurance−$165

Management (8%), maintenance (5%) & CapEx (5%)−$524

Net Operating Income (NOI)+$389

Mortgage principal & interest (1,392,000 loan)−$8,798

Net monthly cash flow−$8,409

4. Sensitivity & rent-stabilization ceiling (Unincorporated Contra Costa)

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	$2,737/mo	−$8,751/mo	-27.4%	$14,952/mo	−$8,789/mo
Base (your inputs)	Your entered assumptions, 3.0%/yr rent growth	$2,975/mo	−$8,409/mo	-26.4%	$13,840/mo	−$8,278/mo
Optimistic (cap-limited)	+6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by AB 1482 ceiling of 8.6%/yr)	$3,154/mo	−$8,213/mo	-25.7%	$13,518/mo	−$7,890/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.

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

New home
Entitled1 unitsOct 4, 2023 – Oct 4, 2023

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

Permit history on this parcel

0 records

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 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
2024	—(CDSU22-00027)	ADU · Renter	1 (Oct 4, 2023)	—	—	—
2023	—(CDSU22-00027)	ADU · Renter	1 (Oct 4, 2023)	—	—	—

Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Oct 26, 2026 · From Unincorporated Contra Costa'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: R-6 -TOV -K: Single Family Residential · Tree Obstruction of View Ordinance and Kensington Combining District (Unincorporated Contra Costa)

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: 4,749 sq ft
Tax rate area: 85064
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 571-250-003.
Property tax bill
Search by parcel number 571-250-003 (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

$2,737/mo

−$8,751/mo

-27.4%

$14,952/mo

−$8,789/mo

Base (your inputs)

Your entered assumptions, 3.0%/yr rent growth

$2,975/mo

−$8,409/mo

-26.4%

$13,840/mo

−$8,278/mo

Optimistic (cap-limited)

+6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by AB 1482 ceiling of 8.6%/yr)

$3,154/mo

−$8,213/mo

-25.7%

$13,518/mo

−$7,890/mo

Report year

Project / record

Type

Entitled

Permitted

Completed

Deed-restricted

2024

—(CDSU22-00027)

ADU · Renter

1 (Oct 4, 2023)

—

2023

—(CDSU22-00027)

ADU · Renter

1 (Oct 4, 2023)

—