804 Eastbrook Ct · Blackhawk, CA 94506

$1,799,999

4 bd · 3.0 ba · 3,278 sqft · SingleFamily public records · 36 Days on market

Built 1991 7,753 sqft lot $549/sqft · 17% below area Est $2177k · 17% under $115/mo HOA · 1% of rent

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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 +15.0/15.0
• Schools +7.6/10.0
• Cash flow +4.9/30.0
• Appreciation +4.1/10.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

HOME SCHOOL M-F TIL 1PM SO PLS CALL FIRST.. RELOCATION & SELLER VERY MOTIVATED ...HOME SHOWS EXCELLENT, HUGE FMLY RM, 3 FIREPLACES

Key facts

• Spacious kitchen
• Granite countertops
• Built-in wet bar

Tags

• EXPANSIVE LIVING SPACES
• SPACIOUS KITCHEN
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• PENINSULA ISLAND
• BUILT-IN WET BAR

Property features AI

Finance

• Other: Community pool
• HOA & community: Part of Shadow Creek HOA; Monthly HOA fee (includes management and common area maintenance); Community amenities include clubhouse, pool, playground, park, greenbelt and trails

Exterior

• Parking: Attached garage with interior access; 3 covered parking spaces (3-car garage)
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property built in 1991
• Construction: Brick and stucco construction; Built in 1991
• Exterior features: Front porch; Back patio; Front and back yard landscaping; Fenced yard; Corner lot on a court

Interior

• Kitchen: Stone counters; Kitchen island; Double oven; Gas range / cooktop; Built-in range/oven; Self-cleaning oven; Dishwasher; Disposal; Refrigerator; Ice maker hookup; Eat-in kitchen / breakfast nook
• Bedrooms: Three bedrooms on the upper level including a primary bedroom suite; One bedroom on the street level
• Flooring: Tile; Carpet
• Bathrooms: Three full bathrooms; Primary bath with solid surface counters, stall shower, tile, tub with jets, double vanity and window; Other baths feature shower over tub, skylight(s), tile and double vanity
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Family room; Formal dining room; Office; Breakfast bar; Breakfast nook; Pantry; Mirrored closet doors; 3 fireplaces (family room, living room, master bedroom)
• Laundry & utility: Laundry room with hookups and cabinets

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $1.80M.

Deal economics

• At list price, monthly cash flow is $-4k ($-51k/yr) — negative.
• To cash-flow at today's rent, offer at most $1.04M (42.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $850k (52.8% below list).
• Recommended offer: $850k (52.8% below list) — sets the bar for 1% rule.
• Cap rate 3.4% vs local median 1.6% in Blackhawk — 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 74/100 on livability (#144 in CA, #4,912 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, health & safety A+, crime A; Watch: commute C-, amenities F, cost of living F.
• San Ramon Valley Unified (suburban): math 77% / reading 81% proficiency, ranked #28 of 1,400 in CA (top 2%) — strong family-tenant draw, lease renewals of 3-5y typical; only 3% free/reduced lunch — higher-income household profile.
• Market conditions: Rents flat; 139 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 2,169 units permitted in Contra Costa County in 2024 (896 in 5+ unit buildings).
• This rent runs 41% of the median local income ($250k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-1.8%/yr); year-one equity from $12k of loan paydown is wiped out by about $33k 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 36 days — a 3% lower offer ($1.75M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 30y 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 $380k; list at $1.80M implies a 374% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $849,657 (52.8% 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 36 days. Have you received any prior offers? Is the seller open to a 53% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.47% ✗
• Cap rate: 3.43%
• Cash-on-cash: -10.21%
• DSCR: 0.55
• GRM: 17.7

CMA / ARV

• ARV (median comp): $2,177,480
• List price: $1,799,999
• Delta: -17.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3840 Cottonwood Dr	0.16mi	4/3.0	3,024 (-8%)	1mo	$2,075,000	$686	79
3421 Blackhawk Meadow Dr	0.64mi	4/3.0	3,281 (+0%)	2mo	$2,150,000	$655	68
4286 Silver Meadow Ct	0.61mi	4/3.5	3,310 (+1%)	3mo	$3,125,000	$944	66
157 Nanterre St	0.16mi	4/3.5	2,810 (-14%)	1mo	$1,860,000	$662	66
301 Friesian Ct	0.36mi	4/4.5	3,486 (+6%)	3mo	$2,400,000	$688	64
124 Nanterre St	0.16mi	4/4.5	2,867 (-12%)	3mo	$1,812,000	$632	64
1480 Menton St	0.53mi	4/4.0	3,113 (-5%)	1mo	$2,225,000	$715	62
4249 Golden Oak Ct	0.74mi	4/3.0	3,347 (+2%)	1mo	$2,510,000	$750	62
208 Kaitlyn Ln	0.49mi	5/3.0 (+1)	3,463 (+6%)	3mo	$2,320,000	$670	60
2208 Genoa St	0.40mi	4/2.5	2,863 (-13%)	1mo	$1,956,500	$683	57
84 Plumeria Ct	0.52mi	5/3.0 (+1)	2,893 (-12%)	6mo	$1,950,000	$674	46
3643 Country Club Ter	0.55mi	5/4.0 (+1)	3,728 (+14%)	0mo	$2,675,000	$718	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.81% appreciation · 0.41% rent growth · sell at horizon

5-year hold

• IRR: -26.0%
• Equity multiple: 0.02×
• Total profit: $-495,747
• Equity at exit: $365,731

10-year hold

• IRR: -23.9%
• Equity multiple: -0.56×
• Total profit: $-788,257
• Equity at exit: $328,084

Cash invested: $504,000 (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 94506

• Home prices YoY: -0.6%
• Rents YoY: 0.4%
• Active inventory: 139
• Price-to-rent: 17.7×

Monthly cashflow live

• Estimated rent: $8,497 medium
• Mortgage (P&I): −$9,439
• Tax from tax record: −$698 /mo · $8,376/yr
• Insurance: −$750
• HOA: −$115
• Vacancy / Maint / Mgmt: −$1,784
• Net cashflow: $-4,290

Break-even live

Break-even rent $13,927

Max offer price $1,042,142

Occupancy floor —

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: $450,000
• Closing costs: $54,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4257 Golden Oak Ct Danville, CA	4.0	4.0	4099	$12,800	$3.12	2d	1	0.74mi
668 Sun Tree Ct Danville, CA	4.0	3.0	3401	$6,900	$2.03	11d	1	0.78mi
120 Wales Ct Danville, CA	4.0	3.0	3349	$6,350	$1.90	44d	1	1.18mi

HOA detail

• Monthly dues: $115 · $1,380/yr

Listing history 22 events

1. 2026-06-18
   days on market $1,799,999 Active 36 DOM
2. 2026-06-17
   days on market $1,799,999 Active 35 DOM
3. 2026-06-16
   days on market $1,799,999 Active 34 DOM
4. 2026-06-15
   days on market $1,799,999 Active 33 DOM
5. 2026-06-13
   days on market $1,799,999 Active 31 DOM
6. 2026-06-13
   days on market $1,799,999 Active 30 DOM
7. 2026-06-09
   days on market $1,799,999 Active 27 DOM
8. 2026-06-08
   days on market $1,799,999 Active 26 DOM
9. 2026-06-07
   days on market $1,799,999 Active 25 DOM
10. 2026-06-04
    days on market $1,799,999 Active 22 DOM
11. 2026-06-03
    days on market $1,799,999 Active 21 DOM
12. 2026-06-02
    days on market $1,799,999 Active 20 DOM
13. 2026-06-01
    days on market $1,799,999 Active 19 DOM
14. 2026-05-31
    days on market $1,799,999 Active 18 DOM
15. 2026-05-13
    listed $1,799,999 Active 1585-char remark
16. 1998-02-03
    soldstatus $380,000 134-char remark

    Show marketing remark (134 chars)

    HOME SCHOOL M-F TIL 1PM SO PLS CALL FIRST.. RELOCATION & SELLER VERY MOTIVATED ...HOME SHOWS EXCELLENT, HUGE FMLY RM, 3 FIREPLACES

17. 1996-11-27
    historical 134-char remark

    Show marketing remark (134 chars)

    HOME SCHOOL M-F TIL 1PM SO PLS CALL FIRST.. RELOCATION & SELLER VERY MOTIVATED ...HOME SHOWS EXCELLENT, HUGE FMLY RM, 3 FIREPLACES

18. 1996-11-26
    soldstatus $380,000

    Show marketing remark (134 chars)

    HOME SCHOOL M-F TIL 1PM SO PLS CALL FIRST.. RELOCATION & SELLER VERY MOTIVATED ...HOME SHOWS EXCELLENT, HUGE FMLY RM, 3 FIREPLACES

19. 1996-11-26
    soldstatus $380,000

    Show marketing remark (134 chars)

    HOME SCHOOL M-F TIL 1PM SO PLS CALL FIRST.. RELOCATION & SELLER VERY MOTIVATED ...HOME SHOWS EXCELLENT, HUGE FMLY RM, 3 FIREPLACES

20. 1996-09-10
    listed $384,900

    Show marketing remark (134 chars)

    HOME SCHOOL M-F TIL 1PM SO PLS CALL FIRST.. RELOCATION & SELLER VERY MOTIVATED ...HOME SHOWS EXCELLENT, HUGE FMLY RM, 3 FIREPLACES

21. 1996-09-10
    listed $384,900 134-char remark

    Show marketing remark (134 chars)

    HOME SCHOOL M-F TIL 1PM SO PLS CALL FIRST.. RELOCATION & SELLER VERY MOTIVATED ...HOME SHOWS EXCELLENT, HUGE FMLY RM, 3 FIREPLACES

22. 1996-01-04
    soldstatus $360,000

ⓘ 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: $8,376 · $698/mo
• Projected year-2 tax: $13,680 · $1,140/mo
• Expected delta: +$5,304/yr (+$442/mo · 63.3%)

ⓘ 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 8/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 15 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $101,959
• − Mortgage interest: −$100,828
• − Property taxes: −$8,376
• − Insurance: −$9,000
• − Repairs & maintenance: −$8,157
• − Management: −$8,157
• − HOA: −$1,380
• − Depreciation: −$52,364
• Taxable loss: −$86,302
• Est. tax savings @ 24.0%: +$20,712
• After-tax cash flow: $-30,768/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 Ramon Valley Unified
• NCES district ID: 0635130
• Math proficiency: 77% ▬ 0.00%
• Reading proficiency: 81% ▼ -1.00%
• Median HH income: $138,331
• Composite: 76.08/100
• National rank: #216
• State rank: #28 of 1400 in CA

Livability — Blackhawk

• Score: 74/100
• State rank: #144
• US rank: #4912

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blackhawk, CA
• County: Contra Costa County · 1,059,880 people
• City population: 27,261
• Metro: San Francisco-Oakland-Berkeley, CA
• Population (ZIP): 27,055
• Household income: $250,001
• Rent vs Own: 11.9% rent · 88.1% own
• Severe rent burden: 227.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 51% Asian 34% Two or more races 9% Hispanic / Latino 6% Black 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 2% Russian 2% Romanian 2%
• Foreign-born: 29% · China, Canada, South Korea
• Languages at home: 70% English-only · Other Indo-European 9% Chinese 9% Other Asian/Pacific 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: ▼ -1.81%
• Current HPI: 293.6539
• Rent YoY: ▲ 0.41%
• 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

+400.0% since first listed

8 events — show timeline

• 2026-05-13 Listed $1,799,999 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 1998-02-03 Sold (MLS) $380,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 1996-11-27 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 1996-11-26 Sold (Public Records) $380,000 Public Records
• 1996-11-26 Sold (MLS) $380,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 1996-09-10 Listed $384,900 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 1996-09-10 Listed $384,900 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 1996-01-04 Sold (Public Records) $360,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $8,376 · +3.6% YoY. Source: county tax records.