1532 CHANSLOR Ave Apt T · Richmond, CA 94801

$218,000

2 bd · 1.0 ba · 816 sqft · Condo public records · 256 Days on market

Built 1981 $267/sqft · 22% below area Est $280k · 22% under $474/mo HOA · 21% of rent

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +15.0/15.0
• Cash flow +8.5/30.0
• 1% rule +5.3/10.0
• Rent growth +3.5/5.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Remodeled two bedroom and one bathroom condo in Richmond. Perfect for first-time homebuyers! Your mortgage payment, plus monthly HOA dues will be less than the typical rent payment. This beautiful condo features an open space concept, from the kitchen looking out to the dining, living area and view deck. Granite kitchen counter and laminated wood flooring throughout. Conveniently located: close to parks, schools, restaurants, supermarkets, famers market, walking distance to Richmond BART Station, and only a few miles to UC Berkeley. Easy access to freeways 80 and 580. Minutes to the Richmond Marina Bay, Oakland International Airport, Richmond Bridge to the North Bay and Downtown San Francisco.

Key facts

• Open space concept
• $474 HOA
• Garage

Tags

• OPEN SPACE CONCEPT
• GRANITE KITCHEN COUNTER
• LAMINATED WOOD FLOORING
• EASY ACCESS TO FREEWAYS
• MINUTES TO RICHMOND MARINA BAY
• MINUTES TO RICHMOND BRIDGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $218k.

Deal economics

• At list price, monthly cash flow is $-192 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $184k (15.5% below list).
• Meets the 1% rule at list price ($2k rent vs $218k).
• Recommended offer: $184k (15.5% below list) — sets the bar for cash-flow.
• Cap rate 5.2% vs local median 2.7% in Richmond — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 62/100 on livability (#497 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A, health & safety B+; Watch: crime F, amenities F, cost of living F.
• West Contra Costa Unified (suburban): math 24% / reading 35% proficiency, ranked #993 of 1,400 in CA (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Nystrom Elementary (444 students, 59% FRL); Lovonya Dejean Middle (404 students, 69% FRL); John F. Kennedy High (823 students, 66% FRL) — zoned schools at 64% FRL track the district average.
• Market conditions: Rents rising (+4.0%/yr); 101 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,169 units permitted in Contra Costa County in 2024 (896 in 5+ unit buildings).
• This rent runs 33% of the median local income ($82k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Contra Costa County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 256 days — a 12% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 20y ago; this cycle's ask has dropped $31k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $88k; list at $218k implies a 148% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.

Recommended offer $184,105 (15.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 256 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
11. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.03% ✓
• Cap rate: 5.24%
• Cash-on-cash: -3.77%
• DSCR: 0.83
• GRM: 8.1

CMA / ARV

• ARV (median comp): $279,622
• List price: $218,000
• Delta: -22.04%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.98% rent growth · sell at horizon

5-year hold

• IRR: -21.0%
• Equity multiple: 0.26×
• Total profit: $-45,007
• Equity at exit: $32,505

10-year hold

• IRR: -11.4%
• Equity multiple: 0.27×
• Total profit: $-44,338
• Equity at exit: $18,849

Cash invested: $61,040 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 94801

• Rents YoY: 4.0%
• Active inventory: 101
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,237 high
• Mortgage (P&I): −$1,143
• Tax from tax record: −$251 /mo · $3,010/yr
• Insurance: −$91
• HOA: −$474
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $-192

Break-even live

Break-even rent $2,480

Max offer price $184,105

Occupancy floor —

Sensitivity live

Price	-10% $-68	-5% $-130	+0% $-192	+5% $-254	+10% $-315
Rent	-10% $-369	-5% $-280	+0% $-192	+5% $-104	+10% $-15
Rate	-1.0pp $-82	-0.5pp $-136	base $-192	+0.5pp $-248	+1.0pp $-306

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $54,500
• Closing costs: $6,540
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
150 Marina Way Richmond, CA	2.0	1.0	715	$1,795	$2.51	17d	1	0.11mi
203 16th St Unit K Richmond, CA	1.0	1.0	800	$1,650	$2.06	45d	1	0.16mi
242 16th St Richmond, CA	3.0	1.0	1000	$2,995	$3.00	20d	1	0.21mi
146 19th St Unit I Richmond, CA	2.0	1.0	690	$1,895	$2.75	26d	1	0.23mi
173 22nd St Richmond, CA	1.0	1.0	600	$1,800	$3.00	45d	1	0.36mi
177 22nd St Richmond, CA	2.0	1.0	750	$2,250	$3.00	45d	1	0.36mi
440 18th St Unit b Richmond, CA	1.0	1.0	961	$1,728	$1.80	45d	1	0.41mi
339 21st St Unit 345 Richmond, CA	2.0	1.0	800	$2,420	$3.02	17d	1	0.43mi
2218 Virginia Ave Richmond, CA	1.0	1.0	665	$1,800	$2.71	5d	1	0.54mi
400 Bissell Ave Unit 402 Richmond, CA	3.0	1.5	900	$2,400	$2.67	13d	1	0.59mi
400 Bissell Ave Unit 402 Richmond, CA	3.0	1.5	900	$2,900	$3.22	45d	1	0.59mi
537 Nevin Ave Richmond, CA	2.0	1.5	780	$2,200	$2.82	26d	1	0.60mi
541 Nevin Ave Richmond, CA	2.0	1.5	780	$2,200	$2.82	26d	1	0.60mi
2021 Potrero Ave Unit 2021 Richmond, CA	2.0	1.0	690	$3,200	$4.64	0d	1	0.61mi
2808 Macdonald Ave Unit 2828 Richmond, CA	1.0	1.0	700	$1,990	$2.84	45d	1	0.75mi
560 3rd St Richmond, CA	3.0	2.0	1000	$3,200	$3.20	26d	1	0.82mi
711 Pennsylvania Ave Richmond, CA	2.0	1.0	1000	$2,400	$2.40	45d	1	0.84mi
715 Pennsylvania Ave Unit 2 Richmond, CA	2.0	1.5	1100	$2,500	$2.27	45d	1	0.84mi
300 30th St Unit 09 Richmond, CA	3.0	1.0	900	$2,895	$3.22	45d	1	0.84mi
2377 Downer Ave Unit 2377 Richmond, CA	2.0	1.0	814	$2,350	$2.89	45d	1	0.92mi
422 C St Richmond, CA	2.0	1.0	1000	$1,995	$2.00	45d	1	0.94mi
1526 Visalia Ave Richmond, CA	3.0	1.0	977	$2,995	$3.07	4d	1	1.00mi
2118 Visalia Ave Richmond, CA	3.0	1.0	1108	$2,795	$2.52	26d	1	1.06mi
410 S 34th St Unit C Richmond, CA	2.0	1.0	803	$2,300	$2.86	45d	1	1.08mi
79 Schooner Ct Richmond, CA	1.0	1.0	732	$2,450	$3.35	13d	1	1.08mi
2507 Baywood Way Richmond, CA	2.0	2.0	1079	$3,600	$3.34	45d	1	1.12mi
1207 Melville Sq #212 Richmond, CA	2.0	2.0	1022	$2,750	$2.69	45d	1	1.15mi
2401 Humphrey Ave Unit A Richmond, CA	3.0	1.0	1095	$2,900	$2.65	7d	1	1.27mi
4010 Macdonald Ave Unit C Richmond, CA	1.0	1.0	699	$1,750	$2.50	4d	1	1.29mi
1610 Sanford Ave Unit 3 San Pablo, CA	2.0	1.0	768	$2,150	$2.80	26d	1	1.30mi
827 S 33rd St Unit 827 Richmond, CA	2.0	1.0	731	$2,150	$2.94	14d	1	1.35mi
827 S 33rd St Unit 827 Richmond, CA	2.0	1.0	731	$2,150	$2.94	45d	1	1.35mi
1321 Fillmore St Unit 1 San Pablo, CA	2.0	1.0	800	$2,250	$2.81	45d	1	1.43mi

HOA detail condo

• Monthly dues: $474 · $5,688/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 36 events

1. 2026-06-21
   days on market $218,000 Active 256 DOM
2. 2026-06-18
   days on market $218,000 Active 253 DOM
3. 2026-06-17
   days on market $218,000 Active 252 DOM
4. 2026-06-16
   days on market $218,000 Active 251 DOM
5. 2026-06-15
   days on market $218,000 Active 250 DOM
6. 2026-06-13
   days on market $218,000 Active 248 DOM
7. 2026-06-13
   days on market $218,000 Active 247 DOM
8. 2026-06-09
   days on market $218,000 Active 244 DOM
9. 2026-06-08
   days on market $218,000 Active 243 DOM
10. 2026-06-07
    days on market $218,000 Active 242 DOM
11. 2026-06-04
    days on market $218,000 Active 239 DOM
12. 2026-06-03
    days on market $218,000 Active 238 DOM
13. 2026-06-02
    days on market $218,000 Active 237 DOM
14. 2026-06-01
    days on market $218,000 Active 236 DOM
15. 2026-05-31
    days on market $218,000 Active 235 DOM
16. 2026-01-09
    price $218,000 702-char remark

    Show marketing remark (702 chars)

    Remodeled two bedroom and one bathroom condo in Richmond. Perfect for first-time homebuyers! Your mortgage payment, plus monthly HOA dues will be less than the typical rent payment. This beautiful condo features an open space concept, from the kitchen looking out to the dining, living area and view deck. Granite kitchen counter and laminated wood flooring throughout. Conveniently located: close to parks, schools, restaurants, supermarkets, famers market, walking distance to Richmond BART Station, and only a few miles to UC Berkeley. Easy access to freeways 80 and 580. Minutes to the Richmond Marina Bay, Oakland International Airport, Richmond Bridge to the North Bay and Downtown San Francisco.

17. 2026-01-09
    price $218,000 702-char remark

    Show marketing remark (702 chars)

    Remodeled two bedroom and one bathroom condo in Richmond. Perfect for first-time homebuyers! Your mortgage payment, plus monthly HOA dues will be less than the typical rent payment. This beautiful condo features an open space concept, from the kitchen looking out to the dining, living area and view deck. Granite kitchen counter and laminated wood flooring throughout. Conveniently located: close to parks, schools, restaurants, supermarkets, famers market, walking distance to Richmond BART Station, and only a few miles to UC Berkeley. Easy access to freeways 80 and 580. Minutes to the Richmond Marina Bay, Oakland International Airport, Richmond Bridge to the North Bay and Downtown San Francisco.

18. 2025-10-08
    listed $249,000 Active 702-char remark

    Show marketing remark (702 chars)

    Remodeled two bedroom and one bathroom condo in Richmond. Perfect for first-time homebuyers! Your mortgage payment, plus monthly HOA dues will be less than the typical rent payment. This beautiful condo features an open space concept, from the kitchen looking out to the dining, living area and view deck. Granite kitchen counter and laminated wood flooring throughout. Conveniently located: close to parks, schools, restaurants, supermarkets, famers market, walking distance to Richmond BART Station, and only a few miles to UC Berkeley. Easy access to freeways 80 and 580. Minutes to the Richmond Marina Bay, Oakland International Airport, Richmond Bridge to the North Bay and Downtown San Francisco.

19. 2025-10-08
    listed $249,000 Active 702-char remark

    Show marketing remark (702 chars)

    Remodeled two bedroom and one bathroom condo in Richmond. Perfect for first-time homebuyers! Your mortgage payment, plus monthly HOA dues will be less than the typical rent payment. This beautiful condo features an open space concept, from the kitchen looking out to the dining, living area and view deck. Granite kitchen counter and laminated wood flooring throughout. Conveniently located: close to parks, schools, restaurants, supermarkets, famers market, walking distance to Richmond BART Station, and only a few miles to UC Berkeley. Easy access to freeways 80 and 580. Minutes to the Richmond Marina Bay, Oakland International Airport, Richmond Bridge to the North Bay and Downtown San Francisco.

20. 2025-08-01
    historical
21. 2024-08-08
    listed Active
22. 2014-05-24
    soldstatus $88,000 Sold
23. 2014-05-20
    soldstatus $88,000
24. 2014-05-17
    status Pending
25. 2014-04-30
    status Back On Market
26. 2014-04-25
    status Pending - Show for Backups
27. 2014-04-09
    listed $79,000 New
28. 2013-07-05
    historical
29. 2013-06-28
    listed New
30. 2006-06-14
    soldstatus $203,000
31. 2006-04-26
    historical
32. 2006-03-13
    listed $200,000
33. 2006-03-10
    historical
34. 2006-02-22
    historical
35. 2001-06-29
    soldstatus $55,000
36. 1992-01-31
    soldstatus $25,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $3,010 · $251/mo
• Projected year-2 tax: $3,010 · $251/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥84°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 14 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,841
• − Mortgage interest: −$12,211
• − Property taxes: −$3,010
• − Insurance: −$1,090
• − Repairs & maintenance: −$2,147
• − Management: −$2,147
• − HOA: −$5,688
• − Depreciation: −$6,342
• Taxable loss: −$5,795
• Est. tax savings @ 24.0%: +$1,391
• After-tax cash flow: $-912/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: West Contra Costa Unified
• NCES district ID: 0632550
• Math proficiency: 24% ▲ 1.00%
• Reading proficiency: 35% ▲ 1.00%
• Median HH income: $64,837
• Composite: 30.04/100
• National rank: #11623
• State rank: #993 of 1400 in CA

Livability — Richmond

• Score: 62/100
• State rank: #497
• US rank: #16759

Category grades

Amenities F Commute A+ Cost of living F Crime F Employment A Housing B Health & safety B+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Richmond, CA
• County: Contra Costa County · 1,059,880 people
• City population: 183,357
• Metro: San Francisco-Oakland-Berkeley, CA
• Population (ZIP): 33,591
• Household income: $81,728
• Rent vs Own: 51.5% rent · 48.5% own
• Severe rent burden: 1277.0

Population outlook (Contra Costa County) Hauer SSP2

• Today (2025): 1,287,720 people
• By 2030: 1,364,937 · +6.0%
• By 2040: 1,506,209 · +17.0%
• By 2050: 1,624,373 · +26.1%
• By 2075: 1,853,193 · +43.9%
• By 2100: 1,901,231 · +47.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (66%)
• Race & ethnicity: Hispanic / Latino 66% Two or more races 19% White 12% Black 11% Asian 6% Native American 3%
• Hispanic origin (detail): Mexican 42%
• Common ancestry: Italian 3% Lithuanian 1% Swedish 1%
• Foreign-born: 40% · Canada, China, Vietnam
• Languages at home: 32% English-only · Spanish 61% Other Asian/Pacific 3% Chinese 2%

Political lean MEDSL · Contra Costa

• 2024 margin: Solid D (+38.0) · D 67.3% · R 29.4% · Other 3.3%
• 2008→2024 swing: +0.2pp no change · 2008: 37.8pp · 2024: 38.0pp
• All cycles: 2024: D+38.0 2020: D+45.3 2016: D+43.5 2012: D+33.7 2008: D+37.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -334.07%
• Current HPI: 390.1045
• Rent YoY: ▲ 3.98%
• Metro: San Francisco-Oakland-Berkeley, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Price history

+772.0% since first listed

21 events — show timeline

• 2026-01-09 Price Changed $218,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-01-09 Price Changed $218,000 MLSListings
• 2025-10-08 Listed $249,000 MLSListings
• 2025-10-08 Listed $249,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-08-01 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2024-08-08 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2014-05-24 Sold (MLS) $88,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2014-05-20 Sold (Public Records) $88,000 Public Records
• 2014-05-17 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2014-04-30 Relisted — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2014-04-25 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2014-04-09 Listed $79,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2013-07-05 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2013-06-28 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2006-06-14 Sold (MLS) $203,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2006-04-26 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2006-03-13 Listed $200,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2006-03-10 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2006-02-22 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2001-06-29 Sold (Public Records) $55,000 Public Records
• 1992-01-31 Sold (Public Records) $25,000 Public Records

Property tax history

-0.7%/yr

Latest (2025): $3,010 · +1.2% YoY. Source: county tax records.