1-6 Hodel Ct · Hollister, CA 95023

$1,499,900

None bd · None ba · 4,618 sqft · MultiFamily · 219 Days on market

Built 1942 0.36 ac lot Est $1649k · 9% under

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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 +11.6/15.0
• Cash flow +9.9/30.0
• Schools +4.0/10.0
• Rent growth +3.4/5.0
• Livability +3.4/5.0
• 1% rule +3.0/10.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 5 units. confirmed

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

Rarely offered to market. Been under the same owner's stewardship for 26+ years. Six adorable cottages on one lot near the High School. Five units are 1-bedroom, 1 bath, and one unit is 2-bedroom, 1 bath. All with one car, attached garages, small yards, and separately metered utilities (including sewer and water - you hardly ever see that!). Hardwood floors, tile counters in kitchen and shower. Inside utilities room. Epitome of low maintenance. Call your Realtor today and see why this may be just the investment property you have been looking for?

Key facts

• Tile counters
• Attached garages
• Hardwood floors

Tags

• ATTACHED GARAGES
• SEPARATELY METERED UTILITIES
• HARDWOOD FLOORS
• TILE COUNTERS
• INSIDE UTILITIES ROOM
• LOW MAINTENANCE

Property features AI

Finance

• Other: Tenant pays trash removal, electric, gas, and water services
• Financial info: Total expenses listed; Annual rental income and gross scheduled income reported; Annual rental income: $84,837; Annual gross income: $82,292; Gross scheduled income: $84,837; Total expenses: $34,725; Vacancy factor: 3; Gross rent multiplier: 17.68; Unit rents vary by unit type (examples include $1,217; $1,800; $1,468)

Exterior

• Parking: Assigned parking; Attached garage; 6 garage spaces (6 total parking spaces)
• Utilities: Public water; Public sewer; Separate electric, gas, and water meters
• Home design: Trust ownership; R-4 zoning
• Construction: Concrete perimeter foundation; Six buildings on the property
• Exterior features: Composition roof; Public utilities; Separate meters for electric, gas, and water; Public sewer

Interior

• Kitchen: Tile countertops; Gas oven
• Bedrooms: One-bedroom units (multiple unit types: 1-bedroom and a 2-bedroom type)
• Flooring: Carpet; Hardwood; Vinyl/Linoleum
• Bathrooms: Full bathrooms in each unit
• Heating & cooling: Ceiling fan; Floor furnace; Wall furnace
• Interior features: Laundry room; Tile countertops; Gas oven
• Laundry & utility: Washer/dryer hookups only

What this means for you Summary

Snapshot

• This is a 4×1bd/1ba + 1×2bd/1ba units multifamily listed at $1.50M.

Deal economics

• At list price, monthly cash flow is $-932 ($-11k/yr) — negative. Per door: $-186/mo.
• To cash-flow at today's rent, offer at most $1.37M (9.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.19M (20.4% below list).
• Recommended offer: $1.19M (20.4% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.0% in Hollister — 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 68/100 on livability (#288 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, health & safety A+, employment A-; Watch: commute F, cost of living F.
• San Benito High (town): math 29% / reading 55% proficiency, ranked #593 of 1,400 in CA (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.4%/yr); 277 active listings in the ZIP; high-income renter base; 281 units permitted in San Benito County in 2024 (0 in 5+ unit buildings).
• At $11,941/mo this rent would consume 123% of the median local household income ($116k/yr) (locally 1352% 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 $10k of loan paydown is wiped out by about $45k of value loss. Plan a longer hold.
• San Benito County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 219 days — a 12% lower offer ($1.32M) is reasonable based on typical stale-listing flexibility.
• 8 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.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,194,100 (20.4% 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 219 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
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: 0.80% ✗
• Cap rate: 5.55%
• Cash-on-cash: -2.66%
• DSCR: 0.88
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $1,648,626
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
951 Nash Rd	0.60mi	12/8.0	4,968 (+8%)	3mo	$1,775,000	$357	57

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 · 3.43% rent growth · sell at horizon

5-year hold

• IRR: -20.2%
• Equity multiple: 0.29×
• Total profit: $-297,045
• Equity at exit: $223,640

10-year hold

• IRR: -12.4%
• Equity multiple: 0.25×
• Total profit: $-312,894
• Equity at exit: $129,684

Cash invested: $419,972 (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 95023

• Rents YoY: 3.4%
• Active inventory: 277
• Price-to-rent: 53.5×

Monthly cashflow live

• Estimated rent: $11,941 medium
• Mortgage (P&I): −$7,866
• Tax est. 1.5%: −$1,875 /mo · $22,498/yr
• Insurance: −$625
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,508
• Net cashflow: $-932

Break-even live

Break-even rent $13,121

Max offer price $1,365,026

Occupancy floor —

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$9,340
1× unit	2	1	$2,603
Total (5 units)			$11,941

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: $374,975
• Closing costs: $44,997
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   days on market $1,499,900 Active 219 DOM
2. 2026-06-17
   days on market $1,499,900 Active 218 DOM
3. 2026-06-16
   days on market $1,499,900 Active 217 DOM
4. 2026-06-15
   days on market $1,499,900 Active 216 DOM
5. 2026-06-13
   days on market $1,499,900 Active 214 DOM
6. 2026-06-13
   days on market $1,499,900 Active 213 DOM
7. 2026-06-09
   days on market $1,499,900 Active 210 DOM
8. 2026-06-08
   days on market $1,499,900 Active 209 DOM
9. 2026-06-07
   days on market $1,499,900 Active 208 DOM
10. 2026-06-05
    days on market $1,499,900 Active 205 DOM
11. 2026-06-03
    days on market $1,499,900 Active 204 DOM
12. 2026-06-02
    days on market $1,499,900 Active 203 DOM
13. 2026-06-01
    days on market $1,499,900 Active 202 DOM
14. 2026-05-31
    days on market $1,499,900 Active 201 DOM
15. 2026-04-09
    status Active 552-char remark

    Show marketing remark (552 chars)

    Rarely offered to market. Been under the same owner's stewardship for 26+ years. Six adorable cottages on one lot near the High School. Five units are 1-bedroom, 1 bath, and one unit is 2-bedroom, 1 bath. All with one car, attached garages, small yards, and separately metered utilities (including sewer and water - you hardly ever see that!). Hardwood floors, tile counters in kitchen and shower. Inside utilities room. Epitome of low maintenance. Call your Realtor today and see why this may be just the investment property you have been looking for?

16. 2026-04-09
    status Active 552-char remark

    Show marketing remark (552 chars)

    Rarely offered to market. Been under the same owner's stewardship for 26+ years. Six adorable cottages on one lot near the High School. Five units are 1-bedroom, 1 bath, and one unit is 2-bedroom, 1 bath. All with one car, attached garages, small yards, and separately metered utilities (including sewer and water - you hardly ever see that!). Hardwood floors, tile counters in kitchen and shower. Inside utilities room. Epitome of low maintenance. Call your Realtor today and see why this may be just the investment property you have been looking for?

17. 2026-01-31
    status Pending 552-char remark

    Show marketing remark (552 chars)

    Rarely offered to market. Been under the same owner's stewardship for 26+ years. Six adorable cottages on one lot near the High School. Five units are 1-bedroom, 1 bath, and one unit is 2-bedroom, 1 bath. All with one car, attached garages, small yards, and separately metered utilities (including sewer and water - you hardly ever see that!). Hardwood floors, tile counters in kitchen and shower. Inside utilities room. Epitome of low maintenance. Call your Realtor today and see why this may be just the investment property you have been looking for?

18. 2026-01-31
    historical Contingent 552-char remark

    Show marketing remark (552 chars)

    Rarely offered to market. Been under the same owner's stewardship for 26+ years. Six adorable cottages on one lot near the High School. Five units are 1-bedroom, 1 bath, and one unit is 2-bedroom, 1 bath. All with one car, attached garages, small yards, and separately metered utilities (including sewer and water - you hardly ever see that!). Hardwood floors, tile counters in kitchen and shower. Inside utilities room. Epitome of low maintenance. Call your Realtor today and see why this may be just the investment property you have been looking for?

19. 2026-01-06
    status Active 552-char remark

    Show marketing remark (552 chars)

    Rarely offered to market. Been under the same owner's stewardship for 26+ years. Six adorable cottages on one lot near the High School. Five units are 1-bedroom, 1 bath, and one unit is 2-bedroom, 1 bath. All with one car, attached garages, small yards, and separately metered utilities (including sewer and water - you hardly ever see that!). Hardwood floors, tile counters in kitchen and shower. Inside utilities room. Epitome of low maintenance. Call your Realtor today and see why this may be just the investment property you have been looking for?

20. 2026-01-06
    status Active 552-char remark

    Show marketing remark (552 chars)

    Rarely offered to market. Been under the same owner's stewardship for 26+ years. Six adorable cottages on one lot near the High School. Five units are 1-bedroom, 1 bath, and one unit is 2-bedroom, 1 bath. All with one car, attached garages, small yards, and separately metered utilities (including sewer and water - you hardly ever see that!). Hardwood floors, tile counters in kitchen and shower. Inside utilities room. Epitome of low maintenance. Call your Realtor today and see why this may be just the investment property you have been looking for?

21. 2025-12-13
    status Pending 552-char remark

    Show marketing remark (552 chars)

    Rarely offered to market. Been under the same owner's stewardship for 26+ years. Six adorable cottages on one lot near the High School. Five units are 1-bedroom, 1 bath, and one unit is 2-bedroom, 1 bath. All with one car, attached garages, small yards, and separately metered utilities (including sewer and water - you hardly ever see that!). Hardwood floors, tile counters in kitchen and shower. Inside utilities room. Epitome of low maintenance. Call your Realtor today and see why this may be just the investment property you have been looking for?

22. 2025-12-13
    historical Contingent 552-char remark

    Show marketing remark (552 chars)

    Rarely offered to market. Been under the same owner's stewardship for 26+ years. Six adorable cottages on one lot near the High School. Five units are 1-bedroom, 1 bath, and one unit is 2-bedroom, 1 bath. All with one car, attached garages, small yards, and separately metered utilities (including sewer and water - you hardly ever see that!). Hardwood floors, tile counters in kitchen and shower. Inside utilities room. Epitome of low maintenance. Call your Realtor today and see why this may be just the investment property you have been looking for?

23. 2025-12-04
    status Active 552-char remark

    Show marketing remark (552 chars)

    Rarely offered to market. Been under the same owner's stewardship for 26+ years. Six adorable cottages on one lot near the High School. Five units are 1-bedroom, 1 bath, and one unit is 2-bedroom, 1 bath. All with one car, attached garages, small yards, and separately metered utilities (including sewer and water - you hardly ever see that!). Hardwood floors, tile counters in kitchen and shower. Inside utilities room. Epitome of low maintenance. Call your Realtor today and see why this may be just the investment property you have been looking for?

24. 2025-12-04
    status Active 552-char remark

    Show marketing remark (552 chars)

    Rarely offered to market. Been under the same owner's stewardship for 26+ years. Six adorable cottages on one lot near the High School. Five units are 1-bedroom, 1 bath, and one unit is 2-bedroom, 1 bath. All with one car, attached garages, small yards, and separately metered utilities (including sewer and water - you hardly ever see that!). Hardwood floors, tile counters in kitchen and shower. Inside utilities room. Epitome of low maintenance. Call your Realtor today and see why this may be just the investment property you have been looking for?

25. 2025-10-29
    historical 552-char remark

    Show marketing remark (552 chars)

    Rarely offered to market. Been under the same owner's stewardship for 26+ years. Six adorable cottages on one lot near the High School. Five units are 1-bedroom, 1 bath, and one unit is 2-bedroom, 1 bath. All with one car, attached garages, small yards, and separately metered utilities (including sewer and water - you hardly ever see that!). Hardwood floors, tile counters in kitchen and shower. Inside utilities room. Epitome of low maintenance. Call your Realtor today and see why this may be just the investment property you have been looking for?

26. 2025-10-29
    historical 552-char remark

    Show marketing remark (552 chars)

    Rarely offered to market. Been under the same owner's stewardship for 26+ years. Six adorable cottages on one lot near the High School. Five units are 1-bedroom, 1 bath, and one unit is 2-bedroom, 1 bath. All with one car, attached garages, small yards, and separately metered utilities (including sewer and water - you hardly ever see that!). Hardwood floors, tile counters in kitchen and shower. Inside utilities room. Epitome of low maintenance. Call your Realtor today and see why this may be just the investment property you have been looking for?

27. 2025-10-06
    listed $1,499,900 Active 552-char remark

    Show marketing remark (552 chars)

    Rarely offered to market. Been under the same owner's stewardship for 26+ years. Six adorable cottages on one lot near the High School. Five units are 1-bedroom, 1 bath, and one unit is 2-bedroom, 1 bath. All with one car, attached garages, small yards, and separately metered utilities (including sewer and water - you hardly ever see that!). Hardwood floors, tile counters in kitchen and shower. Inside utilities room. Epitome of low maintenance. Call your Realtor today and see why this may be just the investment property you have been looking for?

28. 2025-10-06
    listed $1,499,900 Active 552-char remark

    Show marketing remark (552 chars)

    Rarely offered to market. Been under the same owner's stewardship for 26+ years. Six adorable cottages on one lot near the High School. Five units are 1-bedroom, 1 bath, and one unit is 2-bedroom, 1 bath. All with one car, attached garages, small yards, and separately metered utilities (including sewer and water - you hardly ever see that!). Hardwood floors, tile counters in kitchen and shower. Inside utilities room. Epitome of low maintenance. Call your Realtor today and see why this may be just the investment property you have been looking for?

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 5 d/yr ≥93°F today · 10 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 16 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $143,292
• − Mortgage interest: −$84,018
• − Property taxes: −$22,498
• − Insurance: −$7,500
• − Repairs & maintenance: −$11,463
• − Management: −$11,463
• − Depreciation: −$43,633
• Taxable loss: −$37,284
• Est. tax savings @ 24.0%: +$8,948
• After-tax cash flow: $-2,237/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: San Benito High
• NCES district ID: 0634140
• Math proficiency: 29% ▼ -3.00%
• Reading proficiency: 55% ▲ 1.00%
• Median HH income: $69,528
• Composite: 40.31/100
• National rank: #7779
• State rank: #593 of 1400 in CA

Livability — Hollister

• Score: 68/100
• State rank: #288
• US rank: #9766

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hollister, CA
• County: San Benito County · 59,889 people
• City population: 59,889
• Metro: San Jose-Sunnyvale-Santa Clara, CA
• Population (ZIP): 59,889
• Household income: $116,314
• Rent vs Own: 31.9% rent · 68.1% own
• Severe rent burden: 1352.0

Population outlook (San Benito County) Hauer SSP2

• Today (2025): 65,146 people
• By 2030: 67,991 · +4.4%
• By 2040: 72,868 · +11.9%
• By 2050: 76,832 · +17.9%
• By 2075: 84,693 · +30.0%
• By 2100: 85,463 · +31.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (65%)
• Race & ethnicity: Hispanic / Latino 65% Two or more races 35% White 27% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 58% Puerto Rican 1%
• Common ancestry: Russian 2% Serbian 1% Lithuanian 1%
• Foreign-born: 20% · Canada
• Languages at home: 56% English-only · Spanish 41% Tagalog/Filipino 1% Other Indo-European 1%

Political lean MEDSL · San Benito

• 2024 margin: D (+12.6) · D 54.9% · R 42.3% · Other 2.8%
• 2008→2024 swing: -10.2pp toward R · 2008: 22.8pp · 2024: 12.6pp
• All cycles: 2024: D+12.6 2020: D+24.4 2016: D+20.4 2012: D+17.1 2008: D+22.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -532.32%
• Current HPI: 198.8561
• Rent YoY: ▲ 3.43%
• 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

14 events — show timeline

• 2026-04-09 Relisted — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-04-09 Relisted — MLSListings
• 2026-01-31 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-01-31 Contingent — MLSListings
• 2026-01-06 Relisted — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-01-06 Relisted — MLSListings
• 2025-12-13 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-12-13 Contingent — MLSListings
• 2025-12-04 Relisted — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-12-04 Relisted — MLSListings
• 2025-10-29 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-10-29 Listing Removed — MLSListings
• 2025-10-06 Listed $1,499,900 MLSListings
• 2025-10-06 Listed $1,499,900 bridgeMLS, Bay East AOR, or Contra Costa AOR