219 Barrett Ave · Richmond, CA 94801

$879,900

9 bd · 3.9 ba · 3,238 sqft · MultiFamily public records · 90 Days on market

Built 1968 5,400 sqft lot $272/sqft · 18% above area Est $759k · 16% over

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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).

• Cash flow +19.5/30.0
• DSCR +6.2/10.0
• 1% rule +4.7/10.0
• Rent growth +3.5/5.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• ARV discount +0.3/15.0
• 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

Great investment or owner-occupant opportunity in Richmond. This four-unit property features three occupied units and one vacant unit, ideal for owner occupancy or rental at market rate. Each unit offers 2 bedrooms, 1 bathroom, and a separate garage. Exterior of property was just redone. Opportunity for investors or buyers looking to live in one unit while generating rental income from the others. Convenient location near BART, shopping, dining, and major commuter routes including I-80 and I-580, with easy access to Berkeley, Oakland, and San Francisco.

Key facts

• Exterior redone
• Easy access
• Four-unit property

Tags

• FOUR-UNIT PROPERTY
• SEPARATE GARAGE
• EXTERIOR REDONE
• CONVENIENT LOCATION
• EASY ACCESS

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/?-bath units multifamily listed at $880k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive. Per door: $333/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $855k (2.8% below list).
• Recommended offer: $827k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: Peres Elementary (537 students, 90% FRL); Helms Middle (591 students, 64% FRL); Richmond High (1,431 students, 63% FRL).
• 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 $8,552/mo this rent would consume 126% 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 $6k of loan paydown is wiped out by about $26k 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 90 days — a 6% lower offer ($827k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 23y 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 $120k; list at $880k implies a 633% gain — meaningful room to come down on a strong offer.

Recommended offer $827,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% 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 1968 — 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. 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: 0.97% ✗
• Cap rate: 7.66%
• Cash-on-cash: 4.87%
• DSCR: 1.22
• GRM: 8.6

CMA / ARV

• ARV (median comp): $759,046
• List price: $879,900
• Delta: 15.92%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
145 5th St	0.38mi	8/4.0 (-1)	3,004 (-7%)	22mo	$785,000	$261	46

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: -7.7%
• Equity multiple: 0.71×
• Total profit: $-70,444
• Equity at exit: $131,196

10-year hold

• IRR: 3.0%
• Equity multiple: 1.23×
• Total profit: $56,031
• Equity at exit: $76,078

Cash invested: $246,372 (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: 25.7×

Monthly cashflow live

• Estimated rent: $8,552 high
• Mortgage (P&I): −$4,614
• Tax from tax record: −$775 /mo · $9,301/yr
• Insurance: −$367
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,796
• Net cashflow: $1,000

Break-even live

Break-even rent $7,286

Max offer price $879,900

Occupancy floor 83%

Sensitivity live

Price	-10% $1,498	-5% $1,249	+0% $1,000	+5% $751	+10% $502
Rent	-10% $324	-5% $662	+0% $1,000	+5% $1,338	+10% $1,676
Rate	-1.0pp $1,443	-0.5pp $1,224	base $1,000	+0.5pp $772	+1.0pp $540

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	—	$8,553
Total (3 units)			$8,552

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: $219,975
• Closing costs: $26,397
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-09
   days on market $879,900 Active 90 DOM
2. 2026-06-08
   days on market $879,900 Active 89 DOM
3. 2026-06-07
   days on market $879,900 Active 88 DOM
4. 2026-06-04
   days on market $879,900 Active 85 DOM
5. 2026-06-03
   days on market $879,900 Active 84 DOM
6. 2026-06-02
   days on market $879,900 Active 83 DOM
7. 2026-06-01
   days on market $879,900 Active 82 DOM
8. 2026-05-31
   days on market $879,900 Active 81 DOM
9. 2026-05-20
   price $879,900 559-char remark

   Show marketing remark (559 chars)

   Great investment or owner-occupant opportunity in Richmond. This four-unit property features three occupied units and one vacant unit, ideal for owner occupancy or rental at market rate. Each unit offers 2 bedrooms, 1 bathroom, and a separate garage. Exterior of property was just redone. Opportunity for investors or buyers looking to live in one unit while generating rental income from the others. Convenient location near BART, shopping, dining, and major commuter routes including I-80 and I-580, with easy access to Berkeley, Oakland, and San Francisco.

10. 2026-03-12
    listed $899,900 Active 559-char remark

    Show marketing remark (559 chars)

    Great investment or owner-occupant opportunity in Richmond. This four-unit property features three occupied units and one vacant unit, ideal for owner occupancy or rental at market rate. Each unit offers 2 bedrooms, 1 bathroom, and a separate garage. Exterior of property was just redone. Opportunity for investors or buyers looking to live in one unit while generating rental income from the others. Convenient location near BART, shopping, dining, and major commuter routes including I-80 and I-580, with easy access to Berkeley, Oakland, and San Francisco.

11. 2026-03-12
    listed $899,900 Active 559-char remark

    Show marketing remark (559 chars)

    Great investment or owner-occupant opportunity in Richmond. This four-unit property features three occupied units and one vacant unit, ideal for owner occupancy or rental at market rate. Each unit offers 2 bedrooms, 1 bathroom, and a separate garage. Exterior of property was just redone. Opportunity for investors or buyers looking to live in one unit while generating rental income from the others. Convenient location near BART, shopping, dining, and major commuter routes including I-80 and I-580, with easy access to Berkeley, Oakland, and San Francisco.

12. 2011-07-19
    historical
13. 2010-03-26
    soldstatus $120,000 Sold
14. 2009-12-31
    status Pending
15. 2009-12-27
    listed $109,000 New
16. 2009-08-20
    historical
17. 2009-04-07
    listed
18. 2008-04-16
    historical
19. 2008-04-16
    historical
20. 2006-07-05
    listed $650,000
21. 2004-08-07
    soldstatus $625,000
22. 2004-07-23
    soldstatus $625,000
23. 2004-05-31
    historical
24. 2004-05-26
    listed $650,000
25. 2003-12-15
    soldstatus $570,000
26. 2003-12-12
    soldstatus $570,000
27. 2003-09-17
    listed $570,000
28. 1994-05-24
    soldstatus $97,000
29. 1991-01-30
    soldstatus $172,000

ⓘ 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: $9,301 · $775/mo
• Projected year-2 tax: $9,301 · $775/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: $102,624
• − Mortgage interest: −$49,288
• − Property taxes: −$9,301
• − Insurance: −$4,400
• − Repairs & maintenance: −$8,210
• − Management: −$8,210
• − Depreciation: −$25,597
• Taxable loss: −$2,382
• Est. tax savings @ 24.0%: +$572
• After-tax cash flow: $12,572/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

+411.6% since first listed

21 events — show timeline

• 2026-05-20 Price Changed $879,900 MLSListings
• 2026-03-12 Listed $899,900 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-03-12 Listed $899,900 MLSListings
• 2011-07-19 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2010-03-26 Sold (MLS) $120,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2009-12-31 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2009-12-27 Listed $109,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2009-08-20 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2009-04-07 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2008-04-16 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2008-04-16 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2006-07-05 Listed $650,000 San Francisco MLS
• 2004-08-07 Sold (MLS) $625,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2004-07-23 Sold (Public Records) $625,000 Public Records
• 2004-05-31 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2004-05-26 Listed $650,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2003-12-15 Sold (MLS) $570,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2003-12-12 Sold (Public Records) $570,000 Public Records
• 2003-09-17 Listed $570,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 1994-05-24 Sold (Public Records) $97,000 Public Records
• 1991-01-30 Sold (Public Records) $172,000 Public Records

Property tax history

-1.0%/yr

Latest (2025): $9,301 · +1.7% YoY. Source: county tax records.