141-145 Eddy St · Richmond, CA 94801

$745,000

3 bd · 3.0 ba · 2,238 sqft · MultiFamily public records · 1 Days on market

Built 1904 3,720 sqft lot

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Why this score? — see what drove the F 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 +9.6/30.0
• ARV discount +7.5/15.0
• Rent growth +3.5/5.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• 1% rule +2.8/10.0
• DSCR +2.7/10.0
• 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

This well maintained duplex is located in a quite neighborhood of Point Richmond, conveniently situated near freeway access. Front unit offers 2 spacious bedrooms and 2 baths. The rear unit is a spacious 1 Bedroom 1 Bath with a beautiful view. Each unit is rented providing immediate cash flow for an investor.

Key facts

• 3,720 sq ft lot
• Built 1904

Property features AI

Finance

• Other: Living area reported as 2,238; Lot size about 0.0854 acres (assessor)
• Financial info: Property contains 2 total units; Annual rental income reported as $61,200; Annual gross income reported as $61,200; Gross scheduled income reported as $61,200; Gross rent multiplier of 12.17; Total expenses reported as $20,527; Other expenses reported as $1,500; Tenant pays utilities for electric, gas, and heating; Annual property tax reported as $8,827; Trash expense reported as $2,800; Utility expenses reported as $1,100

Exterior

• Parking: Assigned parking spaces; Carport with space for 3 vehicles
• Security: Security features noted (see remarks)
• Utilities: Separate electric meters; Separate gas meters; Public water
• Home design: Trust ownership; R2 zoning
• Construction: One building on the lot; Foundation described as 'Other'
• Exterior features: Roof described as 'Other (See Remarks)'; Public utilities; Sewer is public

Interior

• Interior features: Central forced air heating; Security features noted (see remarks)

What this means for you Summary

Snapshot

• This is a 3 × 1-bed/?-bath units multifamily listed at $745k.

Deal economics

• At list price, monthly cash flow is $-504 ($-6k/yr) — negative. Per door: $-168/mo.
• To cash-flow at today's rent, offer at most $656k (11.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $584k (21.7% below list).
• Recommended offer: $584k (21.7% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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 rising (+4.0%/yr); 98 active listings in the ZIP; solid renter incomes; 2,169 units permitted in Contra Costa County in 2024 (896 in 5+ unit buildings).
• At $5,835/mo this rent would consume 86% 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 $5k of loan paydown is wiped out by about $22k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y 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 $99k; list at $745k implies a 653% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1904 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $583,500 (21.7% 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. 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 1904 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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. 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: 0.78% ✗
• Cap rate: 5.48%
• Cash-on-cash: -2.90%
• DSCR: 0.87
• GRM: 10.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.98% rent growth · sell at horizon

5-year hold

• IRR: -20.0%
• Equity multiple: 0.30×
• Total profit: $-146,944
• Equity at exit: $111,082

10-year hold

• IRR: -11.0%
• Equity multiple: 0.31×
• Total profit: $-144,697
• Equity at exit: $64,414

Cash invested: $208,600 (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: 98
• Price-to-rent: 31.9×

Monthly cashflow live

• Estimated rent: $5,835 medium
• Mortgage (P&I): −$3,907
• Tax from tax record: −$896 /mo · $10,756/yr
• Insurance: −$310
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,225
• Net cashflow: $-504

Break-even live

Break-even rent $6,473

Max offer price $655,973

Occupancy floor —

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

Units	Beds	Baths	Est. rent
▸ 3× units	1	—	$5,835
Total (3 units)			$5,835

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: $186,250
• Closing costs: $22,350
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-17
   remarks 310-char remark

   Show marketing remark (310 chars)

   This well maintained duplex is located in a quite neighborhood of Point Richmond, conveniently situated near freeway access. Front unit offers 2 spacious bedrooms and 2 baths. The rear unit is a spacious 1 Bedroom 1 Bath with a beautiful view. Each unit is rented providing immediate cash flow for an investor.

2. 2026-06-17
   listed $745,000 Active 1 DOM

   Show marketing remark (310 chars)

   This well maintained duplex is located in a quite neighborhood of Point Richmond, conveniently situated near freeway access. Front unit offers 2 spacious bedrooms and 2 baths. The rear unit is a spacious 1 Bedroom 1 Bath with a beautiful view. Each unit is rented providing immediate cash flow for an investor.

ⓘ 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: $10,756 · $896/mo
• Projected year-2 tax: $10,756 · $896/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: $70,020
• − Mortgage interest: −$41,732
• − Property taxes: −$10,756
• − Insurance: −$3,725
• − Repairs & maintenance: −$5,602
• − Management: −$5,602
• − Depreciation: −$21,673
• Taxable loss: −$19,069
• Est. tax savings @ 24.0%: +$4,576
• After-tax cash flow: $-1,471/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

+900.0% since first listed

8 events — show timeline

• 2026-06-17 Listed $745,000 MLSListings
• 2026-06-17 Listed $745,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2024-03-22 Rental Removed $2,800 BRIDGEMLS
• 2024-02-14 Price Changed $2,800 BRIDGEMLS
• 2024-02-07 Listed for Rent $2,900 BRIDGEMLS
• 1988-07-13 Sold (Public Records) $99,000 Public Records
• 1988-03-29 Sold (Public Records) $74,500 Public Records
• 1988-03-29 Sold (Public Records) $74,500 Public Records

Property tax history

+3.8%/yr

Latest (2025): $10,756 · +21.9% YoY. Source: county tax records.