870 Williams Way · Mountain View, CA 94040

$3,999,000

13 bd · 10.5 ba · 6,876 sqft · MultiFamily public records · 44 Days on market

Built 1964 0.27 ac lot

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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).

• Schools +8.0/10.0
• ARV discount +7.5/15.0
• Cash flow +7.0/30.0
• Appreciation +5.1/10.0
• Livability +4.2/5.0
• Rent growth +4.1/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.2/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Large three-bedroom 2,500 SF single-family residence anchored by six income producing residential units! 870 Williams Way, a seven-unit multifamily investment is a rare owner-user opportunity in the heart of Mountain View, California. Built in 1964, the property sits on an 11,562 square foot parcel and encompasses approximately 6,876 rentable square feet. The asset features a diverse unit mix consisting of one expansive 3-bedroom/2.5-bath owner's residence spanning 2,500 square feet, one recently updated 1-bedroom unit, one 1-bedroom unit with bonus room, and four townhome-style 2-bedroom/1.5-bath units of approximately 879 square feet each.

Key facts

• 0.27 acre lot
• 2 garage spots
• Built 1964

Property features AI

Finance

• Other: Lot size about 0.27 acres; Living area reported as 6,876; Ownership type: Trust; Tenant expenses include electric and gas
• Financial info: Seven units in the complex (minimum); Annual rental income approximately $228,996; Annual gross income approximately $226,706; Gross scheduled income approximately $228,996; Total expenses approximately $80,684; Trash expense approximately $4,615; Utility expenses approximately $10,987; Landscape expense approximately $3,600; Gross rent multiplier 17.46; Unit rents listed: one 3-bed unit $5,440; two 1-bed units $1,700 each; four 2-bed units $2,000 each

Exterior

• Parking: Attached garage; Carport; Two garage spaces; Total of four parking spaces; Carport capacity listed as 6 (minimum)
• Utilities: Public water; Sewer: public; Individual electric meters; Individual gas meters; Separate electric and separate gas meters; Tenant pays electric and gas; Primary water meter
• Home design: Property held in a trust; Three buildings on the lot; Zoning: R3-1*
• Construction: Wood frame construction; Composition/shingle roof; Concrete perimeter foundation; Built as a multi-building property
• Exterior features: Backyard; Balcony/Patio

Interior

• Kitchen: Granite countertops; Appliances vary by unit
• Bedrooms: One 3-bedroom unit; Two 1-bedroom units; Four 2-bedroom units
• Flooring: Carpet; Hardwood; Vinyl/Linoleum
• Bathrooms: Unit mix includes full and half baths across units (examples include 2 full + 1 half in one unit; 1 full in others)
• Heating & cooling: Central forced air; Wall furnace; Window/wall AC units
• Interior features: Appliances vary by unit; Granite countertops; Washer and dryer in units
• Laundry & utility: Washer and dryer in units

What this means for you Summary

Snapshot

• This is a 13-bed/10.5-bath multifamily listed at $4.00M.

Deal economics

• At list price, monthly cash flow is $-6k ($-70k/yr) — negative.
• To cash-flow at today's rent, offer at most $3.16M (21.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $2.76M (31.0% below list).
• Recommended offer: $2.76M (31.0% below list) — sets the bar for 1% rule.
• Cap rate 4.5% vs local median 1.4% in Mountain View — 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 84/100 on livability (#14 in CA, #671 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: crime D+, cost of living F.
• Mountain View-Los Altos Union High (urban): math 77% / reading 86% proficiency, ranked #11 of 517 in CA (top 2%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Mountain View High (math 83% / reading 89%, grade A, #25 of 1,170 statewide, top 2%, 2,220 students, 13% FRL).
• Market conditions: Rents rising fast (+6.2%/yr); 59 active listings in the ZIP; high-income renter base; 3,838 units permitted in Santa Clara County in 2024 (1,886 in 5+ unit buildings).
• At $27,608/mo this rent would consume 176% of the median local household income ($188k/yr) (locally 1963% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $34k of equity ($28k loan paydown + $6k appreciation (0.1% local appreciation)).
• Santa Clara County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 6, paydown + projected appreciation supports a ~$229k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($3.88M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $2,760,800 (31.0% 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 44 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. Crime grade is D 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?
7. 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?
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: 0.69% ✗
• Cap rate: 4.54%
• Cash-on-cash: -6.24%
• DSCR: 0.72
• GRM: 12.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.15% appreciation · 6.25% rent growth · sell at horizon

5-year hold

• IRR: -6.8%
• Equity multiple: 0.67×
• Total profit: $-365,501
• Equity at exit: $1,191,933

10-year hold

• IRR: 1.3%
• Equity multiple: 1.15×
• Total profit: $172,076
• Equity at exit: $1,457,531

Cash invested: $1,119,720 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (CITY): 0 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City Mountain View: 0 Strongly Tenant-Friendly · D+34

CSFRA rent control + just-cause.

Methodology + full state rankings →

ZIP-level market 94040

• Home prices YoY: 0.0%
• Rents YoY: 6.2%
• Active inventory: 59
• Price-to-rent: 74.9×

Monthly cashflow live

• Estimated rent: $27,608 high
• Mortgage (P&I): −$20,971
• Tax est. 1.5%: −$4,999 /mo · $59,985/yr
• Insurance: −$1,666
• HOA: −$0
• Vacancy / Maint / Mgmt: −$5,798
• Net cashflow: $-5,826

Break-even live

Break-even rent $34,983

Max offer price $3,155,987

Occupancy floor —

Sensitivity live

Price	-10% $-3,062	-5% $-4,444	+0% $-5,826	+5% $-7,208	+10% $-8,589
Rent	-10% $-8,007	-5% $-6,916	+0% $-5,826	+5% $-4,735	+10% $-3,645
Rate	-1.0pp $-3,812	-0.5pp $-4,809	base $-5,826	+0.5pp $-6,862	+1.0pp $-7,916

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

Units	Beds	Baths	Est. rent
1× unit	3	2.5	$4,447
1× unit	1	1	$3,560
1× unit	1	1.5	$3,560
▸ 4× units	2	1.5	$16,040
Total (7 units)			$27,608

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: $999,750
• Closing costs: $119,970
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $3,999,000 Active 44 DOM
2. 2026-06-17
   days on market $3,999,000 Active 43 DOM
3. 2026-06-16
   days on market $3,999,000 Active 42 DOM
4. 2026-06-15
   days on market $3,999,000 Active 41 DOM
5. 2026-06-13
   days on market $3,999,000 Active 39 DOM
6. 2026-06-13
   days on market $3,999,000 Active 38 DOM
7. 2026-06-09
   days on market $3,999,000 Active 35 DOM
8. 2026-06-08
   days on market $3,999,000 Active 34 DOM
9. 2026-06-07
   days on market $3,999,000 Active 33 DOM
10. 2026-06-05
    days on market $3,999,000 Active 30 DOM
11. 2026-06-03
    days on market $3,999,000 Active 29 DOM
12. 2026-06-02
    days on market $3,999,000 Active 28 DOM
13. 2026-06-01
    days on market $3,999,000 Active 27 DOM
14. 2026-05-31
    days on market $3,999,000 Active 26 DOM
15. 2026-05-05
    listed $3,999,000 Active 649-char remark

    Show marketing remark (649 chars)

    Large three-bedroom 2,500 SF single-family residence anchored by six income producing residential units! 870 Williams Way, a seven-unit multifamily investment is a rare owner-user opportunity in the heart of Mountain View, California. Built in 1964, the property sits on an 11,562 square foot parcel and encompasses approximately 6,876 rentable square feet. The asset features a diverse unit mix consisting of one expansive 3-bedroom/2.5-bath owner's residence spanning 2,500 square feet, one recently updated 1-bedroom unit, one 1-bedroom unit with bonus room, and four townhome-style 2-bedroom/1.5-bath units of approximately 879 square feet each.

16. 2026-05-05
    listed $3,999,000 Active 649-char remark

    Show marketing remark (649 chars)

    Large three-bedroom 2,500 SF single-family residence anchored by six income producing residential units! 870 Williams Way, a seven-unit multifamily investment is a rare owner-user opportunity in the heart of Mountain View, California. Built in 1964, the property sits on an 11,562 square foot parcel and encompasses approximately 6,876 rentable square feet. The asset features a diverse unit mix consisting of one expansive 3-bedroom/2.5-bath owner's residence spanning 2,500 square feet, one recently updated 1-bedroom unit, one 1-bedroom unit with bonus room, and four townhome-style 2-bedroom/1.5-bath units of approximately 879 square feet each.

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥92°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 13 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $331,296
• − Mortgage interest: −$224,006
• − Property taxes: −$59,985
• − Insurance: −$19,995
• − Repairs & maintenance: −$26,504
• − Management: −$26,504
• − Depreciation: −$116,335
• Taxable loss: −$142,032
• Est. tax savings @ 24.0%: +$34,088
• After-tax cash flow: $-35,823/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: Mountain View-Los Altos Union High
• NCES district ID: 0626310
• Math proficiency: 77% ▲ 9.00%
• Reading proficiency: 86% ▲ 4.00%
• Median HH income: $161,233
• Composite: 79.5/100
• National rank: #59
• State rank: #11 of 517 in CA

Livability — Mountain View

• Score: 84/100
• State rank: #14
• US rank: #671

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mountain View, CA
• County: Santa Clara County · 1,806,974 people
• City population: 84,858
• Metro: San Jose-Sunnyvale-Santa Clara, CA
• Population (ZIP): 35,632
• Household income: $187,781
• Rent vs Own: 63.2% rent · 36.8% own
• Severe rent burden: 1963.0

Population outlook (Santa Clara County) Hauer SSP2

• Today (2025): 2,179,074 people
• By 2030: 2,301,297 · +5.6%
• By 2040: 2,528,195 · +16.0%
• By 2050: 2,712,135 · +24.5%
• By 2075: 2,998,701 · +37.6%
• By 2100: 2,931,429 · +34.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 41% Asian 38% Hispanic / Latino 14% Two or more races 10% Black 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Scotch-Irish 3% Romanian 2% Italian 2%
• Foreign-born: 44% · China, Canada, South Korea
• Languages at home: 50% English-only · Chinese 15% Spanish 12% Other Indo-European 8%

Political lean MEDSL · Santa Clara

• 2024 margin: Solid D (+40.0) · D 68.1% · R 28.1% · Other 3.8%
• 2008→2024 swing: -0.9pp no change · 2008: 40.9pp · 2024: 40.0pp
• All cycles: 2024: D+40.0 2020: D+47.4 2016: D+52.5 2012: D+42.1 2008: D+40.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.15%
• Current HPI: 414.7279
• Rent YoY: ▲ 6.25%
• Metro: San Jose-Sunnyvale-Santa Clara, 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

+0.0% since first listed

2 events — show timeline

• 2026-05-05 Listed $3,999,000 MLSListings
• 2026-05-05 Listed $3,999,000 bridgeMLS, Bay East AOR, or Contra Costa AOR

Property tax history

+3.0%/yr

Latest (2025): $4,467 · +25.9% YoY. Source: county tax records.