1075 47th St · Emeryville, CA 94608

$1,050,000

4 bd · 3.0 ba · 2,450 sqft · MultiFamily public records · 83 Days on market

Built 1940 5,738 sqft lot $429/sqft · 7% above area Est $979k · 7% over

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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 +25.4/30.0
• DSCR +8.4/10.0
• 1% rule +5.5/10.0
• ARV discount +4.2/15.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• Schools +3.1/10.0
• 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

Welcome to this beautifully updated triplex, offering a rare opportunity to live in one unit while generating steady rental income from the others. Ideal for both investors and owner-occupants, this property provides strong income potential in a prime location. Unit 1 is currently tenant-occupied, while Units 2 and 3 are vacant and ready for immediate occupancy or rental. Located in Emeryville’s desirable Triangle neighborhood, two units have been fully remodeled, and the entire exterior has been freshly repainted. The vacant units are move-in ready, making it easy to start generating income right away. Each unit features modern finishes designed for low maintenance and strong tenant appeal, along with convenient washer and dryer hookups. The front unit offers comfortable living with a spacious layout, updated kitchen, two bedrooms, and one full bathroom. The remaining two units are turnkey and ready to rent, ideal for long-term tenants, short-term rentals, or traveling professionals. Separate entrances and utilities provide privacy for tenants while offering ease of management for the owner. Enjoy a spacious front yard with raised planting beds, plus new fences & newly paved driveway for parking. Conveniently located near transportation, Home Depot, restaurants, & shopping. The main house includes a washer and dryer. Unit A and Unit B do not include washer and dryer or hookups.

Key facts

• Move-in ready units
• Modern finishes
• 5,738 sq ft lot

Tags

• STRONG INCOME POTENTIAL
• FULLY REMODELED UNITS
• FRESHLY REPAINTED EXTERIOR
• MOVE-IN READY UNITS
• MODERN FINISHES
• WASHER AND DRYER HOOKUPS

What this means for you Summary

Snapshot

• This is a 3 × 4-bed/3.0-bath units multifamily listed at $1.05M.

Deal economics

• At list price, monthly cash flow is $2k ($29k/yr) — positive. Per door: $803/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $1.05M).
• Recommended offer: $987k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 1.9% in Emeryville — 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 75/100 on livability (#117 in CA, #4,173 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: crime F, cost of living F.
• Emery Unified (suburban): math 23% / reading 37% proficiency, ranked #943 of 1,400 in CA (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.3%/yr); 154 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 1,742 units permitted in Alameda County in 2024 (856 in 5+ unit buildings).
• At $10,997/mo this rent would consume 110% of the median local household income ($120k/yr) (locally 2495% 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 $7k of loan paydown is wiped out by about $32k of value loss. Plan a longer hold.
• Alameda County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($987k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $120k; list at $1.05M implies a 775% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $987,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 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 1940 — 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. 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?
8. 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.
9. 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.
10. 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: 1.05% ✓
• Cap rate: 9.05%
• Cash-on-cash: 9.83%
• DSCR: 1.44
• GRM: 8.0

CMA / ARV

• ARV (median comp): $978,805
• List price: $1,050,000
• Delta: 7.27%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1075 47th St	0.00mi	4/3.0	2,450 (0%)	0mo	$930,000	$380	100
1055 47th St	0.05mi	5/3.0 (+1)	2,290 (-6%)	1mo	$1,050,000	$459	80
957 53rd St	0.23mi	4/2.0	2,536 (+4%)	10mo	$530,000	$209	71
1148 53rd	0.22mi	5/1.0 (+1)	2,576 (+5%)	7mo	$950,000	$369	62
988 44th St	0.27mi	5/2.0 (+1)	2,601 (+6%)	12mo	$1,575,000	$606	58
5300 Genoa St	0.50mi	4/4.0	2,618 (+7%)	13mo	$1,300,000	$497	51
1068 Aileen St	0.31mi	5/2.0 (+1)	2,803 (+14%)	4mo	$725,000	$259	49
858 56th St	0.53mi	4/2.5	2,281 (-7%)	21mo	$827,227	$363	45
863 40th	0.53mi	4/2.0	2,082 (-15%)	5mo	$795,000	$382	42
698 39th St	0.70mi	5/2.0 (+1)	2,580 (+5%)	23mo	$1,150,000	$446	30

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 · 3.29% rent growth · sell at horizon

5-year hold

• IRR: -1.2%
• Equity multiple: 0.95×
• Total profit: $-13,929
• Equity at exit: $156,558

10-year hold

• IRR: 8.7%
• Equity multiple: 1.67×
• Total profit: $196,957
• Equity at exit: $90,785

Cash invested: $294,000 (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 94608

• Rents YoY: 3.3%
• Active inventory: 154
• Price-to-rent: 23.9×

Monthly cashflow live

• Estimated rent: $10,997 high
• Mortgage (P&I): −$5,506
• Tax from tax record: −$335 /mo · $4,017/yr
• Insurance: −$438
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,309
• Net cashflow: $2,409

Break-even live

Break-even rent $7,948

Max offer price $1,050,000

Occupancy floor 73%

Sensitivity live

Price	-10% $3,003	-5% $2,706	+0% $2,409	+5% $2,112	+10% $1,815
Rent	-10% $1,540	-5% $1,975	+0% $2,409	+5% $2,843	+10% $3,278
Rate	-1.0pp $2,938	-0.5pp $2,676	base $2,409	+0.5pp $2,137	+1.0pp $1,860

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

Units	Beds	Baths	Est. rent
▸ 3× units	4	3	$10,998
Total (3 units)			$10,997

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: $262,500
• Closing costs: $31,500
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
976 55th St Oakland, CA	4.0	3.0	2200	$5,495	$2.50	45d	1	0.26mi
1401 Park Ave Emeryville, CA	3.0	1.0–2.5	1191	$5,493	$4.61	11d	1	0.54mi
3415 Haven St Emeryville, CA	3.0	2.5	1900	$4,200	$2.21	12d	1	0.68mi
6301 Shellmound St Emeryville, CA	3.0	1.0–3.0	1233	$4,745	$3.85	0d	1	0.94mi
1123 30th St Emeryville, CA	3.0	2.0	2083	$4,895	$2.35	45d	1	0.98mi
1123 30th St Unit 1 Oakland, CA	3.0	2.5	2083	$4,895	$2.35	45d	1	0.98mi
814 30th St Emeryville, CA	4.0	2.0	2015	$7,000	$3.47	4d	1	1.13mi
3010 Martin Luther King Junior Way Oakland, CA	3.0	1.0	1700	$2,990	$1.76	45d	1	1.22mi
1316 Russell St Berkeley, CA	4.0	2.5	2200	$8,500	$3.86	0d	1	1.26mi
5263 Locksley Ave Oakland, CA	3.0	2.0	2165	$5,500	$2.54	6d	1	1.26mi
6022 Telegraph Ave Oakland, CA	5.0	3.0	1900	$5,199	$2.74	6d	1	1.29mi
2726 Wallace St Berkeley, CA	3.0	3.0	1856	$6,300	$3.39	4d	1	1.43mi

Listing history 15 events

1. 2026-06-10
   status $1,050,000 Pending 83 DOM
2. 2026-06-09
   days on market $1,050,000 Active Under Contract 83 DOM
3. 2026-06-08
   days on market $1,050,000 Active Under Contract 82 DOM
4. 2026-06-07
   days on market $1,050,000 Active Under Contract 81 DOM
5. 2026-06-04
   days on market $1,050,000 Active Under Contract 78 DOM
6. 2026-06-03
   days on market $1,050,000 Active Under Contract 77 DOM
7. 2026-06-02
   statusdays on market $1,050,000 Active Under Contract 76 DOM
8. 2026-06-01
   days on market $1,050,000 Active 75 DOM
9. 2026-05-31
   days on market $1,050,000 Active 74 DOM
10. 2026-05-09
    price $1,050,000 1421-char remark

    Show marketing remark (1421 chars)

    Welcome to this beautifully updated triplex, offering a rare opportunity to live in one unit while generating steady rental income from the others. Ideal for both investors and owner-occupants, this property provides strong income potential in a prime location. Unit 1 is currently tenant-occupied, while Units 2 and 3 are vacant and ready for immediate occupancy or rental. Located in Emeryville’s desirable Triangle neighborhood, two units have been fully remodeled, and the entire exterior has been freshly repainted. The vacant units are move-in ready, making it easy to start generating income right away. Each unit features modern finishes designed for low maintenance and strong tenant appeal, along with convenient washer and dryer hookups. The front unit offers comfortable living with a spacious layout, updated kitchen, two bedrooms, and one full bathroom. The remaining two units are turnkey and ready to rent, ideal for long-term tenants, short-term rentals, or traveling professionals. Separate entrances and utilities provide privacy for tenants while offering ease of management for the owner. Enjoy a spacious front yard with raised planting beds, plus new fences & newly paved driveway for parking. Conveniently located near transportation, Home Depot, restaurants, & shopping. The main house includes a washer and dryer. Unit A and Unit B do not include washer and dryer or hookups.

11. 2026-04-21
    price $1,100,000 1421-char remark

    Show marketing remark (1421 chars)

    Welcome to this beautifully updated triplex, offering a rare opportunity to live in one unit while generating steady rental income from the others. Ideal for both investors and owner-occupants, this property provides strong income potential in a prime location. Unit 1 is currently tenant-occupied, while Units 2 and 3 are vacant and ready for immediate occupancy or rental. Located in Emeryville’s desirable Triangle neighborhood, two units have been fully remodeled, and the entire exterior has been freshly repainted. The vacant units are move-in ready, making it easy to start generating income right away. Each unit features modern finishes designed for low maintenance and strong tenant appeal, along with convenient washer and dryer hookups. The front unit offers comfortable living with a spacious layout, updated kitchen, two bedrooms, and one full bathroom. The remaining two units are turnkey and ready to rent, ideal for long-term tenants, short-term rentals, or traveling professionals. Separate entrances and utilities provide privacy for tenants while offering ease of management for the owner. Enjoy a spacious front yard with raised planting beds, plus new fences & newly paved driveway for parking. Conveniently located near transportation, Home Depot, restaurants, & shopping. The main house includes a washer and dryer. Unit A and Unit B do not include washer and dryer or hookups.

12. 2026-04-11
    price $1,399,000 1421-char remark

    Show marketing remark (1421 chars)

    Welcome to this beautifully updated triplex, offering a rare opportunity to live in one unit while generating steady rental income from the others. Ideal for both investors and owner-occupants, this property provides strong income potential in a prime location. Unit 1 is currently tenant-occupied, while Units 2 and 3 are vacant and ready for immediate occupancy or rental. Located in Emeryville’s desirable Triangle neighborhood, two units have been fully remodeled, and the entire exterior has been freshly repainted. The vacant units are move-in ready, making it easy to start generating income right away. Each unit features modern finishes designed for low maintenance and strong tenant appeal, along with convenient washer and dryer hookups. The front unit offers comfortable living with a spacious layout, updated kitchen, two bedrooms, and one full bathroom. The remaining two units are turnkey and ready to rent, ideal for long-term tenants, short-term rentals, or traveling professionals. Separate entrances and utilities provide privacy for tenants while offering ease of management for the owner. Enjoy a spacious front yard with raised planting beds, plus new fences & newly paved driveway for parking. Conveniently located near transportation, Home Depot, restaurants, & shopping. The main house includes a washer and dryer. Unit A and Unit B do not include washer and dryer or hookups.

13. 2026-04-04
    price $1,445,000 1421-char remark

    Show marketing remark (1421 chars)

    Welcome to this beautifully updated triplex, offering a rare opportunity to live in one unit while generating steady rental income from the others. Ideal for both investors and owner-occupants, this property provides strong income potential in a prime location. Unit 1 is currently tenant-occupied, while Units 2 and 3 are vacant and ready for immediate occupancy or rental. Located in Emeryville’s desirable Triangle neighborhood, two units have been fully remodeled, and the entire exterior has been freshly repainted. The vacant units are move-in ready, making it easy to start generating income right away. Each unit features modern finishes designed for low maintenance and strong tenant appeal, along with convenient washer and dryer hookups. The front unit offers comfortable living with a spacious layout, updated kitchen, two bedrooms, and one full bathroom. The remaining two units are turnkey and ready to rent, ideal for long-term tenants, short-term rentals, or traveling professionals. Separate entrances and utilities provide privacy for tenants while offering ease of management for the owner. Enjoy a spacious front yard with raised planting beds, plus new fences & newly paved driveway for parking. Conveniently located near transportation, Home Depot, restaurants, & shopping. The main house includes a washer and dryer. Unit A and Unit B do not include washer and dryer or hookups.

14. 2026-03-18
    listed $1,500,000 Active 1421-char remark

    Show marketing remark (1421 chars)

    Welcome to this beautifully updated triplex, offering a rare opportunity to live in one unit while generating steady rental income from the others. Ideal for both investors and owner-occupants, this property provides strong income potential in a prime location. Unit 1 is currently tenant-occupied, while Units 2 and 3 are vacant and ready for immediate occupancy or rental. Located in Emeryville’s desirable Triangle neighborhood, two units have been fully remodeled, and the entire exterior has been freshly repainted. The vacant units are move-in ready, making it easy to start generating income right away. Each unit features modern finishes designed for low maintenance and strong tenant appeal, along with convenient washer and dryer hookups. The front unit offers comfortable living with a spacious layout, updated kitchen, two bedrooms, and one full bathroom. The remaining two units are turnkey and ready to rent, ideal for long-term tenants, short-term rentals, or traveling professionals. Separate entrances and utilities provide privacy for tenants while offering ease of management for the owner. Enjoy a spacious front yard with raised planting beds, plus new fences & newly paved driveway for parking. Conveniently located near transportation, Home Depot, restaurants, & shopping. The main house includes a washer and dryer. Unit A and Unit B do not include washer and dryer or hookups.

15. 1988-09-30
    soldstatus $120,000

ⓘ 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: $4,017 · $335/mo
• Projected year-2 tax: $7,980 · $665/mo
• Expected delta: +$3,963/yr (+$330/mo · 98.6%)

ⓘ 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 3/10 Moderate 7 d/yr ≥82°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 16 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $131,964
• − Mortgage interest: −$58,816
• − Property taxes: −$4,017
• − Insurance: −$5,250
• − Repairs & maintenance: −$10,557
• − Management: −$10,557
• − Depreciation: −$30,545
• Taxable income: $12,221
• Est. tax owed @ 24.0%: −$2,933
• After-tax cash flow: $25,976/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: Emery Unified
• NCES district ID: 0612630
• Math proficiency: 23% ▲ 2.00%
• Reading proficiency: 37% ▲ 9.00%
• Median HH income: $72,025
• Composite: 31.11/100
• National rank: #11287
• State rank: #943 of 1400 in CA

Livability — Emeryville

• Score: 75/100
• State rank: #117
• US rank: #4173

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Emeryville, CA
• County: Alameda County · 1,614,355 people
• City population: 34,395
• Metro: San Francisco-Oakland-Berkeley, CA
• Population (ZIP): 34,395
• Household income: $120,239
• Rent vs Own: 68.9% rent · 31.1% own
• Severe rent burden: 2495.0

Population outlook (Alameda County) Hauer SSP2

• Today (2025): 1,928,884 people
• By 2030: 2,069,146 · +7.3%
• By 2040: 2,338,405 · +21.2%
• By 2050: 2,586,608 · +34.1%
• By 2075: 3,061,911 · +58.7%
• By 2100: 3,234,133 · +67.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.75)
• Race & ethnicity: White 39% Black 23% Asian 16% Hispanic / Latino 13% Two or more races 11% Native American 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Romanian 2% Italian 2%
• Foreign-born: 21% · Canada, China, South Korea
• Languages at home: 72% English-only · Spanish 8% Chinese 6% Other Indo-European 4%

Political lean MEDSL · Alameda

• 2024 margin: Solid D (+53.6) · D 74.6% · R 21.0% · Other 4.4%
• 2008→2024 swing: -5.9pp toward R · 2008: 59.5pp · 2024: 53.6pp
• All cycles: 2024: D+53.6 2020: D+62.5 2016: D+64.4 2012: D+59.8 2008: D+59.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -861.08%
• Current HPI: 314.3464
• Rent YoY: ▲ 3.29%
• 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

+775.0% since first listed

6 events — show timeline

• 2026-05-09 Price Changed $1,050,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-04-21 Price Changed $1,100,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-04-11 Price Changed $1,399,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-04-04 Price Changed $1,445,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-03-18 Listed $1,500,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 1988-09-30 Sold (Public Records) $120,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $4,017 · +2.8% YoY. Source: county tax records.