Pleasanton 94566 · APN 949-9-43 · Pleasanton
Since — within ½ mile: 2 permitted.
2 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.
$1,818,000
Benchmark range: $1,545,000 – $2,091,000
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.
We don't have building permits for Pleasanton, 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 Pleasanton's planning department before relying on it.
Sources: City of Oakland Planning & Building, Zoning (base zones, effective 2024-12-17) (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 5.7 yr (since Feb 22, 2021), with no new permit record in 5.7 yr. · 1 unit
Latest published Zillow Home Value Index (ZHVI) update
Changed from $1,683,104 in September 2025 to $1,644,043 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94566 (not a parcel appraisal)
1 unit
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
Annual ZIP 94566 home-value index checkpoint
Changed from $1,805,390 in September 2024 to $1,683,104 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94566 (not a parcel appraisal)
1 housing unit completed (B22-3477)
Reported in 2025 Housing Element Annual Progress Report
ADU · Renter
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: parcel
1 unit
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
Annual ZIP 94566 home-value index checkpoint
Changed from $1,681,956 in September 2023 to $1,805,390 in September 2024.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94566 (not a parcel appraisal)
Building permit reported to State HCD for 1 housing unit (B22-3477)
Reported in 2024 Housing Element Annual Progress Report
ADU · Renter
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: parcel
Building permit reported to State HCD for 1 housing unit (B22-3477)
Reported in 2025 Housing Element Annual Progress Report
ADU · Renter
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: parcel
Annual ZIP 94566 home-value index checkpoint
Changed from $1,752,494 in September 2022 to $1,681,956 in September 2023.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94566 (not a parcel appraisal)
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
Annual ZIP 94566 home-value index checkpoint
Changed from $1,550,097 in September 2021 to $1,752,494 in September 2022.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94566 (not a parcel appraisal)
Annual ZIP 94566 home-value index checkpoint
Changed from $1,199,683 in September 2020 to $1,550,097 in September 2021.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94566 (not a parcel appraisal)
1 unit
Source: Alameda County building permits & HCD APR (grouped project within ½ mile)
Source: Alameda County building permits & 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 Pleasanton development graph →Active in "Issued" for 18 mo (first record Apr 22, 2025) with no new permit activity recorded in 18 mo.
Active in "Entitled" for 5.7 yr (first record Feb 22, 2021) with no new permit activity recorded in 5.7 yr.
HUD Small Area Fair Market Rent · ZIP 94566
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 ($18,200/yr) + local voter-approved bond debt ($4,004/yr) + fixed direct levies/Mello-Roos ($450/yr).
Mapped hazard zone insurance context on this parcel:
−$105,506/yr
Cash needed: $400,400
NOI: $4,929/yr
P&I: $9,203/mo
For $0/mo net cash flow
At $3,325/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 | $3,059/mo | −$9,174/mo | -27.5% | $15,865/mo | −$9,221/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,325/mo | −$8,792/mo | -26.4% | $14,684/mo | −$8,650/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by AB 1482 ceiling of 8.6%/yr) | $3,525/mo | −$8,573/mo | -25.7% | $14,343/mo | −$8,216/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.
Finaled / completed1 unitsJun 3, 2024 – Jun 3, 2024
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
No building permits are recorded for this parcel since 2016.
| Report year | Project / record | Type | Entitled | Permitted | Completed | Deed-restricted |
|---|---|---|---|---|---|---|
| 2025 | —(B22-3477) | ADU · Renter | — | 1 (Jun 3, 2024) | 1 (Sep 9, 2025) | — |
| 2024 | —(B22-3477) | ADU · Renter | — | 1 (Jun 3, 2024) | — | — |
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Oct 26, 2026 · From Pleasanton's Housing Element Annual Progress Reports. A project can appear in several report years as it moves from entitlement to permit to completion.
Source: City of Oakland Planning & Building, Zoning (base zones, effective 2024-12-17) · Geography: zoning district polygon at parcel point · Retrieved Oct 26, 2026
0.52 acres
Assessor's classification for assessment purposes. This is not zoning.
348 HAPPY VALLEY RD; 350 HAPPY VALLEY RD
Source: Alameda County Assessor / Information Technology Department, Parcel Boundaries · Geography: parcel · Retrieved Oct 26, 2026
Look up assessed values and parcel maps by parcel number 949-9-43. Assessed value is not market value.
Search by parcel number 949-9-43 (Alameda County Treasurer-Tax Collector)
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.