1255 Woodside Rd · Redwood City, CA 94061

$4,495,000

16 bd · 1.0 ba · 9,158 sqft · MultiFamily public records · 5 Days on market

Built 1961 0.30 ac lot Est $3654k · 23% over

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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 +23.6/30.0
• DSCR +7.6/10.0
• Schools +5.8/10.0
• 1% rule +5.5/10.0
• Rent growth +4.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 10 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

Exceptional investment opportunity in one of Redwood City's most desirable Westside neighborhoods. This well-maintained 10-unit multifamily property features a balanced unit mix and premium location ideal for steady rental demand. The property features six 2-bedroom/1-bath units and four 1-bedroom/1-bath units, offering excellent rental income. Most units have updated kitchens and bathrooms. Newer dual-pane windows throughout the building enhance comfort and energy efficiency. On-site laundry room includes 2 washers and 2 dryers for tenant convenience. New water heater and recirculating pump. Units 1,3 and 6 refreshed with new paint, flooring and carpet! Unit 4 completely updated including new kitchen and bath! Ample parking with 8 covered carport spaces plus 6 additional uncovered spaces. Located near Woodside Plaza, providing easy access to shopping, dining, schools, and major commute routes including Highways 101 and 280. Centrally positioned on the Peninsula with access to Silicon Valley and San Francisco.

Key facts

• On site laundry room
• Premium location
• Updated bathrooms

Tags

• WELL MAINTAINED PROPERTY
• PREMIUM LOCATION
• UPDATED KITCHENS
• UPDATED BATHROOMS
• DUAL PANE WINDOWS
• ON SITE LAUNDRY ROOM

Property features AI

Finance

• Other: Property contains 10 total units (6 of one unit type, 4 of another); Living area reported as 9,158
• Financial info: Annual rental income around $319,644; Annual gross income around $313,547; Gross scheduled income around $323,244; Gross rent multiplier about 13.91; Other income approximately $3,600; Total expenses approximately $129,039; Other expenses approximately $8,646; Utility expenses approximately $22,475; Trash expense approximately $6,985; Landscape expense approximately $2,905; Tenant pays electric and gas utilities
• HOA & community: No HOA details provided

Exterior

• Parking: Eight carport spaces minimum; Assigned parking spaces; On-street parking available; Six parking spaces listed
• Security: No security details provided
• Utilities: Public water and sewer; Public utilities; Separate meters for common area, electric, and gas
• Home design: Multifamily property (10-unit complex); Zoned R30000; Lot size approximately 0.3037 acres
• Construction: Concrete perimeter and post & pier foundation
• Exterior features: Composition/shingle roof; Two buildings on the property; Landscaping expense listed

Interior

• Kitchen: No specific kitchen appliance details provided
• Bedrooms: Six 2-bedroom units; Four 1-bedroom units
• Flooring: No flooring details provided
• Bathrooms: Six full baths in the 2-bedroom units; Four full baths in the 1-bedroom units
• Heating & cooling: Wall furnace heating
• Interior features: Coin-operated laundry; Wall furnace heating
• Laundry & utility: Coin-operated shared laundry; Separate meters for common area, electric, and gas

What this means for you Summary

Snapshot

• This is a 10 × 16-bed/10.0-bath units multifamily listed at $4.50M.

Deal economics

• At list price, monthly cash flow is $8k ($102k/yr) — positive. Per door: $848/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($47k rent vs $4.50M).
• Cap rate 8.6% vs local median 1.4% in Redwood City — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Sequoia Union High (suburban): math 52% / reading 69% proficiency, ranked #159 of 1,400 in CA (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+6.7%/yr); 60 active listings in the ZIP; high-income renter base; 1,019 units permitted in San Mateo County in 2024 (484 in 5+ unit buildings).
• At $47,284/mo this rent would consume 388% of the median local household income ($146k/yr) (locally 1550% 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 $31k of loan paydown is wiped out by about $135k of value loss. Plan a longer hold.
• San Mateo County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 6.7% rent growth), your $1.26M cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 3y 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 $2.19M; list at $4.50M implies a 105% gain — meaningful room to come down on a strong offer.

Recommended offer $4,495,000

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 1961 — 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. 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.
6. 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.
7. 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: 1.05% ✓
• Cap rate: 8.56%
• Cash-on-cash: 8.09%
• DSCR: 1.36
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $3,654,042
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1742 Kentfield Ave	0.30mi	16/—	8,359 (-9%)	20mo	$3,335,000	$399	55

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 · 6.7% rent growth · sell at horizon

5-year hold

• IRR: -0.1%
• Equity multiple: 1.00×
• Total profit: $-6,051
• Equity at exit: $670,219

10-year hold

• IRR: 12.9%
• Equity multiple: 2.19×
• Total profit: $1,496,512
• Equity at exit: $388,645

Cash invested: $1,258,600 (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 94061

• Rents YoY: 6.7%
• Active inventory: 60
• Price-to-rent: 79.2×

Monthly cashflow live

• Estimated rent: $47,284 medium
• Mortgage (P&I): −$23,572
• Tax from tax record: −$3,424 /mo · $41,092/yr
• Insurance: −$1,873
• HOA: −$0
• Vacancy / Maint / Mgmt: −$9,930
• Net cashflow: $8,485

Break-even live

Break-even rent $36,544

Max offer price $4,495,000

Occupancy floor 77%

Sensitivity live

Price	-10% $11,029	-5% $9,757	+0% $8,485	+5% $7,213	+10% $5,940
Rent	-10% $4,749	-5% $6,617	+0% $8,485	+5% $10,353	+10% $12,220
Rate	-1.0pp $10,749	-0.5pp $9,628	base $8,485	+0.5pp $7,320	+1.0pp $6,135

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

Units	Beds	Baths	Est. rent
▸ 10× units	16	10	$47,280
Total (10 units)			$47,284

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: $1,123,750
• Closing costs: $134,850
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-21
   days on market $4,495,000 Active 5 DOM
2. 2026-06-18
   days on market $4,495,000 Active 2 DOM
3. 2026-06-17
   remarks 699-char remark
4. 2026-06-17
   listed $4,495,000 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: $41,092 · $3,424/mo
• Projected year-2 tax: $41,092 · $3,424/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 3/10 Moderate 7 d/yr ≥94°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 16 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $567,408
• − Mortgage interest: −$251,790
• − Property taxes: −$41,092
• − Insurance: −$22,475
• − Repairs & maintenance: −$45,393
• − Management: −$45,393
• − Depreciation: −$130,764
• Taxable income: $30,502
• Est. tax owed @ 24.0%: −$7,320
• After-tax cash flow: $94,497/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: Sequoia Union High
• NCES district ID: 0636390
• Math proficiency: 52% ▲ 5.00%
• Reading proficiency: 69% ▲ 7.00%
• Median HH income: $106,953
• Composite: 58.48/100
• National rank: #2055
• State rank: #159 of 1400 in CA

Livability — Redwood City

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: San Mateo County · 733,415 people
• City population: 83,154
• Metro: San Francisco-Oakland-Berkeley, CA
• Population (ZIP): 37,048
• Household income: $146,265
• Rent vs Own: 46.0% rent · 54.0% own
• Severe rent burden: 1550.0

Population outlook (San Mateo County) Hauer SSP2

• Today (2025): 864,008 people
• By 2030: 910,523 · +5.4%
• By 2040: 997,285 · +15.4%
• By 2050: 1,071,189 · +24.0%
• By 2075: 1,197,206 · +38.6%
• By 2100: 1,192,523 · +38.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 40% Hispanic / Latino 38% Two or more races 15% Asian 14% Native American 3% Black 3%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 2%
• Foreign-born: 29% · Canada, China, South Korea
• Languages at home: 55% English-only · Spanish 30% Chinese 4% Other Asian/Pacific 2%

Political lean MEDSL · San Mateo

• 2024 margin: Solid D (+50.3) · D 73.5% · R 23.2% · Other 3.3%
• 2008→2024 swing: +1.6pp toward D · 2008: 48.7pp · 2024: 50.3pp
• All cycles: 2024: D+50.3 2020: D+57.7 2016: D+57.7 2012: D+44.8 2008: D+48.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1088.78%
• Current HPI: 364.9509
• Rent YoY: ▲ 6.70%
• 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

+1304.7% since first listed

13 events — show timeline

• 2026-06-16 Listed $4,495,000 MLSListings
• 2026-06-16 Listed $4,495,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-07-31 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-06-13 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-06-13 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2024-03-24 Rental Removed $2,625 APPFOLIO
• 2024-03-13 Price Changed $2,625 APPFOLIO
• 2023-12-13 Listed for Rent $2,700 APPFOLIO
• 2012-10-23 Sold (Public Records) $2,195,000 Public Records
• 2002-02-14 Sold (Public Records) $1,806,000 Public Records
• 1990-06-19 Sold (Public Records) $910,000 Public Records
• 1984-03-26 Sold (Public Records) $600,000 Public Records
• 1979-06-01 Sold (Public Records) $320,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $41,092 · +1.8% YoY. Source: county tax records.