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Housing market/California/ZIP 94804

ACS 2023 · FY2027 SAFMR

ZIP 94804 Richmond, California

Oakland-Fremont, CA HUD Metro FMR Area · California. Census housing stock, renter economics, HUD SAFMR, LIHTC, and population change. Not a listing page and not a buy/sell score.

Population
44,679
Households
16,080
Median HH income
$86,430
Renter share
51.4%
Median gross rent
$1,825
Vacancy
3.5%
Pop. change
+7.6%
2BR SAFMR
$2,630
SAFMR / rent
1.441×
2–49 unit stock
4,600
LIHTC proj / units
9 / 1,340
HUD assisted MF
4 / 638

ZIP brief

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HUD schedule, ACS stock, and the 90–110% band for ZIP 94804 · CA — sent to you.

ZIP 94804 · CA

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ACS rent vs 2BR SAFMR

ZIP 94804 — Richmond, CA HUD Section 8 Payment Standards / SAFMR →
ACS median rent$1,825
2BR SAFMR$2,630
90% floor$2,367
110% ceiling$2,893

ACS median is all-bedroom occupied rent. SAFMR is the 2-bedroom HCV benchmark.

Housing stock

ACS 2023 units-in-structure · ZCTA 94804

  • 1-unit detached9,43556.8%
  • 1-unit attached1,5969.6%
  • 2–4 units2,51515.1%
  • 5–49 units2,08512.6%
  • 50+ units9415.7%
  • Mobile310.2%
TypeUnitsShare
1-unit detached9,43556.6%
1-unit attached1,5969.6%
2 units (duplex)5803.5%
3–4 units1,93511.6%
5–9 units1,1356.8%
10–19 units6333.8%
20–49 units3171.9%
50+ units9415.6%
Mobile310.2%

2–4 unit share 15.1% · 5–49 unit share 12.5% · combined 2–49 27.6%.

Units by bedrooms

Studio
697
1BR
2,774
2BR
6,260
3BR
5,365
4BR
1,279
5+
284

Rent burden

Rent ≥30% of income57.8%
Rent ≥50% of income29.0%
  • ACS median gross rent $1,825 (all bedrooms, occupied rentals).
  • Median contract rent $1,599.
  • Renters paying ≥30% of income 57.8%; ≥50% 29.0%.
  • FY2027 2BR SAFMR $2,630 (1.441× ACS median gross rent).

Population

44,679 residents · ACS 2023

Change versus the 2018 ACS 5-year estimate: +7.6%.

ACS 5-year estimates lag current construction. This is not a forecast.

Assisted inventory

  • LIHTC: 9 projects, 1,340 units.
  • HUD project-based assisted MF: 4 properties, 638 assisted units.
  • HCV household counts (Picture of Subsidized Households) are not on this page yet.

New apartment permits

About 178 new apartments in 5+ unit buildings may have been permitted in this ZIP’s share of the county. That is units (doors), not a building count.

Cities and counties report building permits to the Census. Apartment counts are for the whole county, not a project list in this ZIP.

What the data shows

ZIP 94804 51.4% of occupied households are renters; vacancy is 3.5%; ACS median gross rent is $1,825; population increased +7.6% between the 2018 and 2023 ACS vintages; the housing stock includes 2,515 units in 2–4-unit structures and 2,085 units in 5–49-unit structures; 9 LIHTC projects totaling 1,340 units; FY2027 2BR SAFMR is $2,630 versus ACS median gross rent of $1,825. These figures describe the underlying housing market, not the cash flow of any one property. Asking rents, expenses, condition, taxes, insurance, and the rent roll have to be underwritten separately.

California research

ZIP 94804 is a Census / HUD profile for Oakland-Fremont, CA. Not a listing page. Brokerage is Georgia; out-of-state work is referral.

ZIP 94804 — Richmond, CA HUD Section 8 Payment Standards / SAFMR·California ZIP directory

Nearby ZIPs in this FMR area

ZIPPlaceRentersMed. rent2BR SAFMR
94501Oakland-Fremont, CA HUD Metro FMR Area58.2%$2,362$3,05094502Oakland-Fremont, CA HUD Metro FMR Area13.1%$3,501$3,06094506Oakland-Fremont, CA HUD Metro FMR Area11.2%$3,501$3,61094507Oakland-Fremont, CA HUD Metro FMR Area7.6%$3,501$3,37094509Oakland-Fremont, CA HUD Metro FMR Area41.7%$2,052$2,63094511Oakland-Fremont, CA HUD Metro FMR Area28.2%$1,390$2,63094513Oakland-Fremont, CA HUD Metro FMR Area18.1%$2,449$3,07094514Oakland-Fremont, CA HUD Metro FMR Area36.7%$2,496$2,96094516Oakland-Fremont, CA HUD Metro FMR Area27.4%$1,250$2,63094517Oakland-Fremont, CA HUD Metro FMR Area9.9%$3,501$3,26094518Oakland-Fremont, CA HUD Metro FMR Area30.8%$2,290$2,73094519Oakland-Fremont, CA HUD Metro FMR Area29.1%$2,340$2,780

Census ZIP areas approximate mail ZIPs. Sources: Census ACS 5-year 2023, HUD FY2027 Small Area FMR, HUD LIHTC and assisted multifamily lists, Census building permits (county). This page is California research. Brokerage is Georgia.

FAQ

What is the housing market like in ZIP 94804?

ZIP 94804 (Oakland-Fremont, CA HUD Metro FMR Area) has 44,679 residents, 16,080 households, a renter share of 51.4%, median household income of $86,430, and ACS 2023 median gross rent of $1,825. Vacancy is 3.5%. These are ZCTA estimates, not a property rent roll.

How much small multifamily housing is in 94804?

ACS counts 580 units in 2-unit buildings, 1,935 in 3–4 unit buildings, 1,135 in 5–9, 633 in 10–19, and 317 in 20–49. Combined 2–49 unit stock is 4,600 units. This is occupied-and-vacant stock, not listings for sale.

What is the Section 8 rent in 94804?

The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $2,630. See the full schedule and 90–110% payment-standard band on the ZIP 94804 — Richmond, CA HUD Section 8 Payment Standards / SAFMR.

Does this California ZIP profile include Georgia listings?

No. ZIP 94804 is Census / HUD research for Oakland-Fremont, CA HUD Metro FMR Area. Jeff Crowe CRE does not list California property. Licensed brokerage is Georgia. If you use this stock table and then buy in Georgia, live FMLS Residential Income is on multifamily for sale in Georgia.