804 Eastbrook Ct

Blackhawk, CA 94506

$1,799,999D

4 bd · 3.0 ba · 3,278 sqft · Built 1991 · SingleFamily · Active · 36 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $8,497/mo
• Mortgage (P&I): −$9,439
• Tax + insurance: −$1,448
• HOA: −$115
• Vac / Maint / Mgmt: −$1,784
• Net cashflow: $-4,290/mo
• Annual: $-51,481/yr
• Cap rate: 3.43%
• Cash-on-cash: -10.21%
• DSCR: 0.55
• 1% rule: 0.47%
• Cash to close: $504,000

Investor read

• This is a 4-bed/3.0-bath single-family listed at $1.80M.
• 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).
• It's been on market 36 days — a 3% lower offer ($1.75M) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $850k (52.8% below list) — sets the bar for 1% rule.
• 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.
• 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 12d 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).
• Contra Costa County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• 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.
• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.
• 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.
• This rent runs 41% of the median local income ($250k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Questions for listing agent

• 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?
• 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?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.