3212 Rolison Rd · Redwood City, CA 94063

$2,950,000

16 bd · 12.0 ba · 7,040 sqft · MultiFamily public records · 140 Days on market

Built 1964 10,044 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 +26.1/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Schools +5.8/10.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• 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: 8 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

3212 Rolison Rd is a stunning 8-unit apartment community located in the thriving city of Redwood City, California. Situated on a 10,044 square foot parcel of land, the subject property was originally constructed in 1964 and has a gross building area of approximately 7,040 square feet, offering its tenants 100% beautifully designed two-bedroom floor plans. The subject property is located just minutes from the lively Downtown Redwood City which offers tenants and residents a myriad of high-end shopping, dining and entertainment options. The Redwood City Caltrain Station, offering Baby Bullet services is also close by and provides an inexpensive, hassle free commute to major employment and entertainment centers in San Francisco, the Peninsula, and the South Bay. In addition to excellent public transportation options, residents enjoy easy access to the major transportation corridors of U.S. Highway 101, Interstate 280, the San Mateo- Hayward Bridge and the Dumbarton Bridge.

Key facts

• Interstate 280
• U s highway 101
• 0.23 acre lot

Tags

• 8 UNIT APARTMENT COMMUNITY
• DOWNTOWN REDWOOD CITY
• REDWOOD CITY CALTRAIN STATION
• U S HIGHWAY 101
• INTERSTATE 280
• SAN MATEO HAYWARD BRIDGE

Property features AI

Finance

• Other: Property primary ID on record
• Financial info: 8 total units in the complex; Gross scheduled/annual rental income reported around $212,880; Annual gross income reported around $206,494; Gross rent multiplier reported as 14.56; Total expenses reported around $71,107; Other expenses reported around $900; Utility expenses reported around $15,878; Landscape expense reported around $1,800; Vacancy factor reported as 3%

Exterior

• Parking: Detached garage; 7 garage spaces
• Utilities: Public water; Public sewer; Public utilities available
• Home design: Two buildings on the property; Zoned R30000
• Construction: Concrete slab foundation
• Exterior features: Flat/low-pitch roof; Landscape expense reported

Interior

• Bedrooms: Unit type: 2 bedrooms (8 total units of this type)
• Bathrooms: Unit type: 1 full bath and 1 half bath
• Heating & cooling: Wall furnace heating
• Interior features: Individual ownership; Separate utility meters for some units; Tenants pay electric and gas
• Laundry & utility: Separate electric and gas meters; Primary electric and primary gas meters

What this means for you Summary

Snapshot

• This is a 8 × 2-bed/1.5-bath units multifamily listed at $2.95M.

Deal economics

• At list price, monthly cash flow is $7k ($84k/yr) — positive. Per door: $870/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($32k rent vs $2.95M).
• Recommended offer: $2.60M (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 1.3% 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 (+4.9%/yr); 29 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 $32,073/mo this rent would consume 330% of the median local household income ($117k/yr) (locally 1812% 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 $20k of loan paydown is wiped out by about $88k 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 + 4.9% rent growth), your $826k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($2.60M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $671k; list at $2.95M implies a 340% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $2,596,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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.
9. 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.
10. 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: 1.09% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.73%
• DSCR: 1.48
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.92% rent growth · sell at horizon

5-year hold

• IRR: 0.9%
• Equity multiple: 1.03×
• Total profit: $27,786
• Equity at exit: $439,855

10-year hold

• IRR: 12.2%
• Equity multiple: 2.04×
• Total profit: $861,602
• Equity at exit: $255,062

Cash invested: $826,000 (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 94063

• Rents YoY: 4.9%
• Active inventory: 29
• Price-to-rent: 61.3×

Monthly cashflow live

• Estimated rent: $32,073 high
• Mortgage (P&I): −$15,470
• Tax from tax record: −$1,250 /mo · $14,996/yr
• Insurance: −$1,229
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$6,735
• Net cashflow: $6,962

Break-even live

Break-even rent $23,260

Max offer price $2,950,000

Occupancy floor 73%

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

Units	Beds	Baths	Est. rent
▸ 8× units	2	1.5	$32,072
Total (8 units)			$32,073

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: $737,500
• Closing costs: $88,500
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $2,950,000 Active 140 DOM
2. 2026-06-17
   days on market $2,950,000 Active 139 DOM
3. 2026-06-16
   days on market $2,950,000 Active 138 DOM
4. 2026-06-15
   days on market $2,950,000 Active 137 DOM
5. 2026-06-13
   days on market $2,950,000 Active 135 DOM
6. 2026-06-13
   days on market $2,950,000 Active 134 DOM
7. 2026-06-09
   days on market $2,950,000 Active 131 DOM
8. 2026-06-08
   days on market $2,950,000 Active 130 DOM
9. 2026-06-07
   days on market $2,950,000 Active 129 DOM
10. 2026-06-04
    days on market $2,950,000 Active 126 DOM
11. 2026-06-03
    days on market $2,950,000 Active 125 DOM
12. 2026-06-02
    days on market $2,950,000 Active 124 DOM
13. 2026-06-01
    days on market $2,950,000 Active 123 DOM
14. 2026-05-31
    days on market $2,950,000 Active 122 DOM
15. 2026-04-30
    price $2,950,000 984-char remark

    Show marketing remark (984 chars)

    3212 Rolison Rd is a stunning 8-unit apartment community located in the thriving city of Redwood City, California. Situated on a 10,044 square foot parcel of land, the subject property was originally constructed in 1964 and has a gross building area of approximately 7,040 square feet, offering its tenants 100% beautifully designed two-bedroom floor plans. The subject property is located just minutes from the lively Downtown Redwood City which offers tenants and residents a myriad of high-end shopping, dining and entertainment options. The Redwood City Caltrain Station, offering Baby Bullet services is also close by and provides an inexpensive, hassle free commute to major employment and entertainment centers in San Francisco, the Peninsula, and the South Bay. In addition to excellent public transportation options, residents enjoy easy access to the major transportation corridors of U.S. Highway 101, Interstate 280, the San Mateo- Hayward Bridge and the Dumbarton Bridge.

16. 2026-04-30
    price $2,950,000 984-char remark

    Show marketing remark (984 chars)

    3212 Rolison Rd is a stunning 8-unit apartment community located in the thriving city of Redwood City, California. Situated on a 10,044 square foot parcel of land, the subject property was originally constructed in 1964 and has a gross building area of approximately 7,040 square feet, offering its tenants 100% beautifully designed two-bedroom floor plans. The subject property is located just minutes from the lively Downtown Redwood City which offers tenants and residents a myriad of high-end shopping, dining and entertainment options. The Redwood City Caltrain Station, offering Baby Bullet services is also close by and provides an inexpensive, hassle free commute to major employment and entertainment centers in San Francisco, the Peninsula, and the South Bay. In addition to excellent public transportation options, residents enjoy easy access to the major transportation corridors of U.S. Highway 101, Interstate 280, the San Mateo- Hayward Bridge and the Dumbarton Bridge.

17. 2026-01-30
    listed $3,100,000 Active 984-char remark

    Show marketing remark (984 chars)

    3212 Rolison Rd is a stunning 8-unit apartment community located in the thriving city of Redwood City, California. Situated on a 10,044 square foot parcel of land, the subject property was originally constructed in 1964 and has a gross building area of approximately 7,040 square feet, offering its tenants 100% beautifully designed two-bedroom floor plans. The subject property is located just minutes from the lively Downtown Redwood City which offers tenants and residents a myriad of high-end shopping, dining and entertainment options. The Redwood City Caltrain Station, offering Baby Bullet services is also close by and provides an inexpensive, hassle free commute to major employment and entertainment centers in San Francisco, the Peninsula, and the South Bay. In addition to excellent public transportation options, residents enjoy easy access to the major transportation corridors of U.S. Highway 101, Interstate 280, the San Mateo- Hayward Bridge and the Dumbarton Bridge.

18. 2026-01-30
    listed $3,100,000 Active 984-char remark

    Show marketing remark (984 chars)

    3212 Rolison Rd is a stunning 8-unit apartment community located in the thriving city of Redwood City, California. Situated on a 10,044 square foot parcel of land, the subject property was originally constructed in 1964 and has a gross building area of approximately 7,040 square feet, offering its tenants 100% beautifully designed two-bedroom floor plans. The subject property is located just minutes from the lively Downtown Redwood City which offers tenants and residents a myriad of high-end shopping, dining and entertainment options. The Redwood City Caltrain Station, offering Baby Bullet services is also close by and provides an inexpensive, hassle free commute to major employment and entertainment centers in San Francisco, the Peninsula, and the South Bay. In addition to excellent public transportation options, residents enjoy easy access to the major transportation corridors of U.S. Highway 101, Interstate 280, the San Mateo- Hayward Bridge and the Dumbarton Bridge.

19. 1988-12-02
    soldstatus $671,000
20. 1986-01-17
    soldstatus $420,000
21. 1986-01-17
    soldstatus $420,000

ⓘ 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: $14,996 · $1,250/mo
• Projected year-2 tax: $22,420 · $1,868/mo
• Expected delta: +$7,424/yr (+$619/mo · 49.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AE · 76% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°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: $384,876
• − Mortgage interest: −$165,246
• − Property taxes: −$14,996
• − Insurance: −$19,868
• − Repairs & maintenance: −$30,790
• − Management: −$30,790
• − Depreciation: −$85,818
• Taxable income: $37,367
• Est. tax owed @ 24.0%: −$8,968
• After-tax cash flow: $74,578/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

• Census place: Redwood City, CA
• County: San Mateo County · 733,415 people
• City population: 83,154
• Metro: San Francisco-Oakland-Berkeley, CA
• Population (ZIP): 34,433
• Household income: $116,760
• Rent vs Own: 68.7% rent · 31.3% own
• Severe rent burden: 1812.0

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: Majority Hispanic (64%)
• Race & ethnicity: Hispanic / Latino 64% Two or more races 22% White 19% Asian 11% Native American 3% Black 2% Pacific Islander 1%
• Hispanic origin (detail): Mexican 49% Puerto Rican 1%
• Common ancestry: Lithuanian 1% Scotch-Irish 1% Italian 1%
• Foreign-born: 41% · Canada, China, South Korea
• Languages at home: 37% English-only · Spanish 52% Chinese 3% 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: ▼ -1489.51%
• Current HPI: 366.9986
• Rent YoY: ▲ 4.92%
• 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

+602.4% since first listed

7 events — show timeline

• 2026-04-30 Price Changed $2,950,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-04-30 Price Changed $2,950,000 MLSListings
• 2026-01-30 Listed $3,100,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-01-30 Listed $3,100,000 MLSListings
• 1988-12-02 Sold (Public Records) $671,000 Public Records
• 1986-01-17 Sold (Public Records) $420,000 Public Records
• 1986-01-17 Sold (Public Records) $420,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $14,996 · +2.4% YoY. Source: county tax records.