410 S 34th St · Richmond, CA 94804

$1,250,000

None bd · None ba · 4,814 sqft · MultiFamily public records · 19 Days on market

Built 1963 7,875 sqft lot

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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 +25.5/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.7/5.0
• 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: 6 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

www. 410s34th. com; 6-unit apartment complex with excellent current cash flow and strong upside. The current cap rate is 7.90% and the current GRM is 8.86%. The unit mix is ideal and includes six 2bd/1bth units and is nearly 100% occupied. The property was originally built in 1963, offers approximately 4,814 square feet of living space, and sits on 7,875 square feet lot with off-street parking for all tenants. The property is separately metered for water, gas, and electric providing for low annual operating expenses. The units have been remodeled over time and offer a mix of updated kitchens and bathrooms with wood floors, double pane windows, and new paint. The owner manages self-manages t

Key facts

• Off street parking
• Wood floors
• Updated bathrooms

Tags

• 6 UNIT APARTMENT COMPLEX
• OFF STREET PARKING
• SEPARATELY METERED
• UPDATED KITCHENS
• UPDATED BATHROOMS
• WOOD FLOORS

Property features AI

Exterior

• Parking: Total of 6 parking spaces; Each Unit 1 allocated 1 parking space
• Utilities: Public water; Public sewer
• Home design: Garden-style apartment building; Commercial/residential multi-unit property (5+ units); Built in 1963
• Construction: Building area approximately 4,814 sq. ft.
• Exterior features: 0.18-acre lot; Lot size about 7,875 sq. ft.

Interior

• Bedrooms: Each Unit 1 has 2 bedrooms
• Bathrooms: Each Unit 1 has 1 bathroom
• Heating & cooling: Heating present
• Interior features: Six residential units in the building (multi-unit property)

What this means for you Summary

Snapshot

• This is a 6 × 2-bed/1-bath units multifamily listed at $1.25M.

Deal economics

• At list price, monthly cash flow is $3k ($35k/yr) — positive. Per door: $489/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($14k rent vs $1.25M).
• Recommended offer: $1.23M (1.5% below list) — sets the bar for market timing.
• Cap rate 9.1% 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 flat; 137 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 2,169 units permitted in Contra Costa County in 2024 (896 in 5+ unit buildings).
• At $14,427/mo this rent would consume 190% of the median local household income ($91k/yr) (locally 2065% 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 $9k of loan paydown is wiped out by about $38k 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 19 days — a 2% lower offer ($1.23M) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 20y 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 $550k; list at $1.25M implies a 127% gain — meaningful room to come down on a strong offer.

Recommended offer $1,231,250 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1963 — 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 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.15% ✓
• Cap rate: 9.11%
• Cash-on-cash: 10.05%
• DSCR: 1.45
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.84% rent growth · sell at horizon

5-year hold

• IRR: -3.6%
• Equity multiple: 0.87×
• Total profit: $-46,412
• Equity at exit: $186,379

10-year hold

• IRR: 3.5%
• Equity multiple: 1.23×
• Total profit: $79,866
• Equity at exit: $108,077

Cash invested: $350,000 (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 94804

• Rents YoY: 0.8%
• Active inventory: 137
• Price-to-rent: 43.3×

Monthly cashflow live

• Estimated rent: $14,427 high
• Mortgage (P&I): −$6,555
• Tax from tax record: −$1,390 /mo · $16,675/yr
• Insurance: −$521
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,030
• Net cashflow: $2,932

Break-even live

Break-even rent $10,716

Max offer price $1,250,000

Occupancy floor 75%

Sensitivity live

Price	-10% $3,639	-5% $3,286	+0% $2,932	+5% $2,578	+10% $2,224
Rent	-10% $1,792	-5% $2,362	+0% $2,932	+5% $3,502	+10% $4,071
Rate	-1.0pp $3,561	-0.5pp $3,250	base $2,932	+0.5pp $2,608	+1.0pp $2,278

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

Units	Beds	Baths	Est. rent
▸ 6× units	2	1	$14,430
Total (6 units)			$14,427

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: $312,500
• Closing costs: $37,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1000 Chanslor Ave Richmond, CA	1.0	2.0	5000	$5,000	$1.00	3d	1	1.32mi

Listing history 13 events

1. 2026-06-21
   days on market $1,250,000 Active 19 DOM
2. 2026-06-18
   days on market $1,250,000 Active 16 DOM
3. 2026-06-17
   days on market $1,250,000 Active 15 DOM
4. 2026-06-16
   days on market $1,250,000 Active 14 DOM
5. 2026-06-15
   days on market $1,250,000 Active 13 DOM
6. 2026-06-13
   days on market $1,250,000 Active 11 DOM
7. 2026-06-13
   days on market $1,250,000 Active 10 DOM
8. 2026-06-09
   days on market $1,250,000 Active 7 DOM
9. 2026-06-08
   days on market $1,250,000 Active 6 DOM
10. 2026-06-07
    days on market $1,250,000 Active 5 DOM
11. 2026-06-04
    days on market $1,250,000 Active 2 DOM
12. 2026-06-02
    remarks 699-char remark
13. 2026-06-02
    listed $1,250,000 Active 1 DOM

ⓘ 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: $16,675 · $1,390/mo
• Projected year-2 tax: $16,675 · $1,390/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 ≥83°F today · 16 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: $173,124
• − Mortgage interest: −$70,019
• − Property taxes: −$16,675
• − Insurance: −$6,250
• − Repairs & maintenance: −$13,850
• − Management: −$13,850
• − Depreciation: −$36,364
• Taxable income: $16,116
• Est. tax owed @ 24.0%: −$3,868
• After-tax cash flow: $31,313/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): 44,891
• Household income: $91,037
• Rent vs Own: 46.4% rent · 53.6% own
• Severe rent burden: 2065.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Hispanic / Latino 47% Black 19% White 17% Two or more races 14% Asian 11% Native American 2%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Italian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 34% · Canada, China, Vietnam
• Languages at home: 46% English-only · Spanish 41% Other Indo-European 4% Chinese 3%

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: ▼ -686.16%
• Current HPI: 283.8859
• Rent YoY: ▲ 0.84%
• 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

+635.3% since first listed

24 events — show timeline

• 2026-06-02 Listed $1,250,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-02-01 Rental Removed $1,850 BRIDGEMLS
• 2025-12-28 Listed for Rent $1,850 BRIDGEMLS
• 2019-02-14 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2019-01-16 Listing Removed — SDMLS
• 2017-12-29 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2016-04-01 Listed $899,000 SDMLS
• 2014-09-02 Sold (Public Records) $550,000 Public Records
• 2014-09-02 Sold (MLS) $550,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2014-07-26 Listed $540,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2010-03-30 Sold (MLS) $425,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2010-02-11 Listed $425,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2006-10-02 Sold (MLS) $757,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2006-10-02 Sold (MLS) $757,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2006-09-29 Sold (Public Records) $757,000 Public Records
• 2006-07-07 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2006-05-18 Listed $765,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2006-05-12 Listed $765,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2006-05-02 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2005-11-30 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2005-11-26 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2005-08-26 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2004-01-12 Sold (Public Records) $720,000 Public Records
• 1980-05-01 Sold (Public Records) $170,000 Public Records

Property tax history

+1.2%/yr

Latest (2025): $16,675 · +1.3% YoY. Source: county tax records.