214 Barrett Ave · Richmond, CA 94801

$725,000

6 bd · 3.0 ba · 2,484 sqft · MultiFamily public records · 180 Days on market

Built 1977 4,125 sqft lot $292/sqft · at area comps Est $703k · at est.

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Why this score? — see what drove the C- 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).

• Cash flow +20.8/30.0
• DSCR +6.6/10.0
• ARV discount +6.1/15.0
• 1% rule +5.0/10.0
• Rent growth +3.5/5.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Built in 1977, the property at 214 Barrett Ave in Richmond, CA comprises three units within a two-story building. Each unit features two bedrooms, and the property provides off-street parking for all units. Located in the heart of Richmond and conveniently near major highways—ideal for commuting—this property presents an excellent investment opportunity for a new owner.

Key facts

• 4,125 sq ft lot
• Built 1977
• Listed 179 days

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $725k.

Deal economics

• At list price, monthly cash flow is $993 ($12k/yr) — positive. Per door: $331/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $725k).
• Recommended offer: $638k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: schools F, crime F, amenities 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.
• Market conditions: Rents rising (+4.0%/yr); 101 active listings in the ZIP; solid renter incomes; 2,169 units permitted in Contra Costa County in 2024 (896 in 5+ unit buildings).
• At $7,266/mo this rent would consume 107% of the median local household income ($82k/yr) (locally 1277% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $22k 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 180 days — a 12% lower offer ($638k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 28y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $231k; list at $725k implies a 214% gain — meaningful room to come down on a strong offer.

Recommended offer $638,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 180 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
10. 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.
11. 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: 1.00% ✓
• Cap rate: 7.94%
• Cash-on-cash: 5.87%
• DSCR: 1.26
• GRM: 8.3

CMA / ARV

• ARV (median comp): $703,009
• List price: $725,000
• Delta: 3.13%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
733 Maine Ave	0.74mi	6/3.0	2,415 (-3%)	19mo	$680,000	$282	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -6.2%
• Equity multiple: 0.77×
• Total profit: $-47,039
• Equity at exit: $108,100

10-year hold

• IRR: 4.6%
• Equity multiple: 1.35×
• Total profit: $70,568
• Equity at exit: $62,685

Cash invested: $203,000 (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: 24.9×

Monthly cashflow live

• Estimated rent: $7,266 high
• Mortgage (P&I): −$3,802
• Tax from tax record: −$643 /mo · $7,714/yr
• Insurance: −$302
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,526
• Net cashflow: $993

Break-even live

Break-even rent $6,009

Max offer price $725,000

Occupancy floor 81%

Sensitivity live

Price	-10% $1,404	-5% $1,198	+0% $993	+5% $788	+10% $583
Rent	-10% $419	-5% $706	+0% $993	+5% $1,280	+10% $1,567
Rate	-1.0pp $1,358	-0.5pp $1,178	base $993	+0.5pp $805	+1.0pp $614

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$7,266
Total (3 units)			$7,266

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: $181,250
• Closing costs: $21,750
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-03-19
   price $725,000 384-char remark

   Show marketing remark (384 chars)

   Built in 1977, the property at 214 Barrett Ave in Richmond, CA comprises three units within a two-story building. Each unit features two bedrooms, and the property provides off-street parking for all units. Located in the heart of Richmond and conveniently near major highways—ideal for commuting—this property presents an excellent investment opportunity for a new owner.

2. 2025-12-01
   listed $750,000 Active 384-char remark

   Show marketing remark (384 chars)

   Built in 1977, the property at 214 Barrett Ave in Richmond, CA comprises three units within a two-story building. Each unit features two bedrooms, and the property provides off-street parking for all units. Located in the heart of Richmond and conveniently near major highways—ideal for commuting—this property presents an excellent investment opportunity for a new owner.

3. 2013-02-15
   soldstatus $231,000 Sold 164-char remark

   Show marketing remark (164 chars)

   Positive cash flow ,loan, Tri-Plex with 3 units rented. All 3 units occupied with good cash flow. Easy to maintain and close to shopping, transportation and Kaiser.

4. 2013-02-13
   soldstatus $231,000
5. 2012-12-06
   status Pending 164-char remark

   Show marketing remark (164 chars)

   Positive cash flow ,loan, Tri-Plex with 3 units rented. All 3 units occupied with good cash flow. Easy to maintain and close to shopping, transportation and Kaiser.

6. 2012-09-29
   status Back On Market 164-char remark

   Show marketing remark (164 chars)

   Positive cash flow ,loan, Tri-Plex with 3 units rented. All 3 units occupied with good cash flow. Easy to maintain and close to shopping, transportation and Kaiser.

7. 2012-09-19
   status Pending 164-char remark

   Show marketing remark (164 chars)

   Positive cash flow ,loan, Tri-Plex with 3 units rented. All 3 units occupied with good cash flow. Easy to maintain and close to shopping, transportation and Kaiser.

8. 2012-08-27
   price $239,000 Price Change 164-char remark

   Show marketing remark (164 chars)

   Positive cash flow ,loan, Tri-Plex with 3 units rented. All 3 units occupied with good cash flow. Easy to maintain and close to shopping, transportation and Kaiser.

9. 2012-08-26
   listed $233,000 New 164-char remark

   Show marketing remark (164 chars)

   Positive cash flow ,loan, Tri-Plex with 3 units rented. All 3 units occupied with good cash flow. Easy to maintain and close to shopping, transportation and Kaiser.

10. 2010-03-19
    soldstatus $125,000 Sold
11. 2010-03-18
    soldstatus $125,000
12. 2009-10-27
    status Pending - Subject to Lender Approval
13. 2009-05-27
    historical
14. 2009-04-06
    price $145,000
15. 2007-11-15
    listed $195,900
16. 2004-03-29
    soldstatus $2,927,272
17. 1999-01-07
    soldstatus $64,000
18. 1998-10-31
    historical
19. 1998-10-27
    listed $65,000

ⓘ 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: $7,714 · $643/mo
• Projected year-2 tax: $7,714 · $643/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: $87,192
• − Mortgage interest: −$40,611
• − Property taxes: −$7,714
• − Insurance: −$3,625
• − Repairs & maintenance: −$6,975
• − Management: −$6,975
• − Depreciation: −$21,091
• Taxable income: $200
• Est. tax owed @ 24.0%: −$48
• After-tax cash flow: $11,871/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

+1015.4% since first listed

19 events — show timeline

• 2026-03-19 Price Changed $725,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-12-01 Listed $750,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2013-02-15 Sold (MLS) $231,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2013-02-13 Sold (Public Records) $231,000 Public Records
• 2012-12-06 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2012-09-29 Relisted — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2012-09-19 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2012-08-27 Price Changed $239,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2012-08-26 Listed $233,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2010-03-19 Sold (MLS) $125,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2010-03-18 Sold (Public Records) $125,000 Public Records
• 2009-10-27 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2009-05-27 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2009-04-06 Price Changed $145,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2007-11-15 Listed $195,900 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2004-03-29 Sold (Public Records) $2,927,272 Public Records
• 1999-01-07 Sold (MLS) $64,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 1998-10-31 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 1998-10-27 Listed $65,000 bridgeMLS, Bay East AOR, or Contra Costa AOR

Property tax history

-0.4%/yr

Latest (2025): $7,714 · +1.2% YoY. Source: county tax records.