242 Kendall Ave · Crockett, CA 94525

$785,000

16 bd · 16.0 ba · 2,415 sqft · MultiFamily · 7 Days on market

Built 1948 Poor condition 7,535 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 +25.5/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

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

UNIQUE & RARE INVESTMENT OPPORTUNITY. ALL UNITS HAVE UNOBSTRUCTED WATER & BRIDGE VIEWS. FULLY OCCUPIED WITH LONG TIME TENANTS. HOME WARRANTY OFFERED TO BUYERS.

Key facts

• 7,535 sq ft lot
• Built 1948
• Listed 7 days

Property features AI

Exterior

• Parking: Parking lot
• Utilities: Public water; Public sewer; Separate meters for electric, gas, and water
• Home design: Residential income property (quadruplex); Built in 1948
• Construction: Stucco construction; Total building area about 2,415
• Exterior features: Front yard; Landscaped front and back; Low maintenance landscaping

Interior

• Kitchen: Some units include a dishwasher
• Bedrooms: Four separate units (bedroom counts per unit not provided)
• Flooring: Hardwood; Tile; Carpet
• Bathrooms: Each unit has 1 bathroom (4 total)
• Heating & cooling: Forced air heating (natural gas); No air conditioning
• Interior features: Window coverings; Front and back landscaping; Low maintenance yard
• Laundry & utility: Separate meters for electric, gas, and water

What this means for you Summary

Snapshot

• This is a 4 × 4-bed/4.0-bath units multifamily listed at $785k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive. Per door: $460/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $785k).

Location & tenants

• Location reads 68/100 on livability (#291 in CA) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, employment A+; Watch: amenities F, cost of living F, health & safety F.
• John Swett Unified (suburban): math 26% / reading 38% proficiency, ranked #899 of 1,400 in CA (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 17 active listings in the ZIP; 2,169 units permitted in Contra Costa County in 2024 (896 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $24k 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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 28y ago; this cycle's ask is 26% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $610k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $785,000

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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1948 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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.
8. 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.
9. 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: 1.17% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.04%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -1.2%
• Equity multiple: 0.95×
• Total profit: $-9,932
• Equity at exit: $117,046

10-year hold

• IRR: 8.5%
• Equity multiple: 1.65×
• Total profit: $142,742
• Equity at exit: $67,872

Cash invested: $219,800 (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 94525

• Active inventory: 17
• Price-to-rent: 28.5×

Monthly cashflow live

• Estimated rent: $9,195 medium
• Mortgage (P&I): −$4,117
• Tax est. 1.5%: −$981 /mo · $11,775/yr
• Insurance: −$327
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,931
• Net cashflow: $1,839

Break-even live

Break-even rent $6,867

Max offer price $785,000

Occupancy floor 75%

Sensitivity live

Price	-10% $2,382	-5% $2,110	+0% $1,839	+5% $1,568	+10% $1,297
Rent	-10% $1,113	-5% $1,476	+0% $1,839	+5% $2,202	+10% $2,565
Rate	-1.0pp $2,234	-0.5pp $2,039	base $1,839	+0.5pp $1,636	+1.0pp $1,429

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

Units	Beds	Baths	Est. rent
▸ 4× units	4	4	$9,196
Total (4 units)			$9,195

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: $196,250
• Closing costs: $23,550
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-15
   status $785,000 Pending 7 DOM
2. 2026-06-15
   days on market $785,000 Active 7 DOM
3. 2026-06-13
   days on market $785,000 Active 5 DOM
4. 2026-06-13
   days on market $785,000 Active 4 DOM
5. 2026-06-08
   statusdays on market $785,000 Active 1 DOM
6. 2026-06-07
   remarks 695-char remark
7. 2026-06-07
   listed $785,000 Coming Soon 3 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 16 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $110,340
• − Mortgage interest: −$43,972
• − Property taxes: −$11,775
• − Insurance: −$3,925
• − Repairs & maintenance: −$8,827
• − Management: −$8,827
• − Depreciation: −$22,836
• Taxable income: $10,177
• Est. tax owed @ 24.0%: −$2,442
• After-tax cash flow: $19,627/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.

Condition & rehab AI · 1 photo

Poor 20/100 Extensive rehab

This multi-family property requires extensive repairs and updates to its exterior, interior, and HVAC systems, significantly impacting its current condition and value. Significant investments are needed to bring it up to a livable and marketable standard.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major roof — Significant wear and tear
• Major interior walls/paint — Significant wear and tear
• Major HVAC/mechanicals — Significant wear and tear

Value-add opportunities

• Both exterior siding and paint — Enhances curb appeal and value
• Both new roof — Improves structural integrity and value
• Both new interior walls and paint — Enhances interior aesthetics and value
• Both new HVAC system — Improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
roof · Significant wear and tear	Major	$15,000–50,000
interior walls/paint · Significant wear and tear	Major	$15,000–50,000
HVAC/mechanicals · Significant wear and tear	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both exterior siding and paint — Enhances curb appeal and value ↑
• Both new roof — Improves structural integrity and value ↑
• Both new interior walls and paint — Enhances interior aesthetics and value ↑
• Both new HVAC system — Improves comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: John Swett Unified
• NCES district ID: 0618990
• Math proficiency: 26% ▬ 0.00%
• Reading proficiency: 38% ▲ 1.00%
• Median HH income: $70,527
• Composite: 32.55/100
• National rank: #10824
• State rank: #899 of 1400 in CA

Livability — Crockett

• Score: 68/100
• State rank: #291
• US rank: #9786

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crockett, CA
• City population: 3,665
• Population (ZIP): 3,665

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: Majority White (63%)
• Race & ethnicity: White 63% Hispanic / Latino 18% Black 10% Two or more races 9% Asian 8%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Portuguese 4% Lithuanian 3% Iranian 3%
• Foreign-born: 12% · Canada, South Korea, Philippines
• Languages at home: 90% English-only · Tagalog/Filipino 4% Spanish 4% Korean 1%

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: ▼ -208.49%
• Current HPI: 130.197
• Rent YoY: —
• Metro: —
• 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

+390.8% since first listed

9 events — show timeline

• 2026-06-04 Coming Soon $785,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-06-04 Price Changed $785,000 Coming Soon
• 2004-06-17 Sold (MLS) $610,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2004-02-17 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2004-01-27 Listed $624,950 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2004-01-26 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 1998-07-17 Sold (MLS) $150,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 1998-06-15 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 1998-04-22 Listed $159,950 bridgeMLS, Bay East AOR, or Contra Costa AOR