61 Greenview Ln · Richmond, CA 94803

$349,000

3 bd · 3.0 ba · 1,320 sqft · Townhouse public records · 109 Days on market

Built 1973 1,518 sqft lot $264/sqft · 24% below area Est $460k · 24% under $626/mo HOA · 19% 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
• Cash flow +9.0/30.0
• 1% rule +4.3/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Priced to Sell- 3 Bedroom/2 Bathroom Town Home w/ Potential This 3 bedroom, 2 bathroom, townhome is priced right, offers a solid base of good bones and is waiting for someone's vision to bring out its full potential. The carpet has been removed from all floors providing a clean slate to install new flooring, paint, etc... to give the house your personal touch. There is also a 1 car garage and an added carport making for a very unique opportunity to have two places to park. There are plenty of rooms, lots of windows, and a functional design allowing for many possibilities for your renovations. Both bathrooms and the kitchen are original and will be easy to renovate if that is what you are looking for, or provide the perfect opportunity for the savvy real estate investor who sees this property as their next "value add" deal. Regardless of whether you are a homeowner looking to put some sweat equity into your home or an investor looking for another value add deal, this property provides everything you need: a good location, ample parking, and a price that is priced right to sell quickly. Being sold AS IS. Aggressively priced for a quick sale.

Key facts

• Ample parking
• Unique opportunity
• $626 HOA

Tags

• AMPLE PARKING
• UNIQUE OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $349k.

Deal economics

• At list price, monthly cash flow is $-276 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $300k (14.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $326k (6.6% below list).
• Recommended offer: $300k (14.0% below list) — sets the bar for cash-flow.
• Cap rate 5.3% vs local median 2.7% in Richmond — 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 62/100 on livability (#497 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A, health & safety B+; Watch: schools F, crime F, amenities F.
• West Contra Costa Unified (suburban): math 24% / reading 35% proficiency, ranked #993 of 1,400 in CA (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 88 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 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 33% of the median local income ($118k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 109 days — a 9% lower offer ($318k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $56k; list at $349k implies a 523% gain — meaningful room to come down on a strong offer.

Recommended offer $300,284 (14.0% 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 109 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. 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?
10. 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.
11. 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.
12. 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: 0.93% ✗
• Cap rate: 5.34%
• Cash-on-cash: -3.39%
• DSCR: 0.85
• GRM: 8.9

CMA / ARV

• ARV (median comp): $460,467
• List price: $349,000
• Delta: -24.21%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1144 Parkridge Dr	0.23mi	3/2.0	1,288 (-2%)	1mo	$658,500	$511	81
12 Park Ct	0.14mi	2/1.5 (-1)	1,340 (+2%)	6mo	$455,000	$340	75
37 Parkridge Pl	0.16mi	3/2.0	1,288 (-2%)	19mo	$685,000	$532	68
1036 Parkside Dr	0.22mi	3/2.0	1,402 (+6%)	13mo	$642,500	$458	64
557 Chabre Ct	0.66mi	3/2.5	1,504 (+14%)	2mo	$530,000	$352	42
1706 Dalessi Dr	0.75mi	3/2.5	1,422 (+8%)	12mo	$495,000	$348	40
549 Chabre Ct	0.68mi	3/2.5	1,504 (+14%)	9mo	$515,000	$342	36
514 Lisa Ct	0.72mi	3/2.5	1,504 (+14%)	9mo	$530,000	$352	33

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -21.8%
• Equity multiple: 0.24×
• Total profit: $-73,798
• Equity at exit: $52,037

10-year hold

• IRR: -15.4%
• Equity multiple: 0.12×
• Total profit: $-85,582
• Equity at exit: $30,175

Cash invested: $97,720 (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 94803

• Active inventory: 88
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $3,260 high
• Mortgage (P&I): −$1,830
• Tax from tax record: −$249 /mo · $2,993/yr
• Insurance: −$145
• HOA: −$626
• Vacancy / Maint / Mgmt: −$685
• Net cashflow: $-276

Break-even live

Break-even rent $3,609

Max offer price $300,284

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24 Park Ln El Sobrante, CA	2.0	1.5	1080	$3,200	$2.96	2d	1	0.20mi
717 Pebble Dr El Sobrante, CA	3.0	2.0	1600	$4,100	$2.56	20d	1	0.51mi
717 Pebble Dr El Sobrante, CA	3.0	2.0	1600	$4,100	$2.56	20d	1	0.51mi
3185 Garrity Way Richmond, CA	1.0–2.0	1.0–2.0	967	$3,620	$3.74	1d	17	0.55mi
507 Chabre Ct El Sobrante, CA	2.0	2.5	1248	$2,695	$2.16	12d	1	0.67mi
507 Chabre Ct El Sobrante, CA	2.0	2.5	1248	$2,695	$2.16	43d	1	0.67mi
2933 Cornelius Dr San Pablo, CA	4.0	2.0	1302	$2,755	$2.12	11d	1	0.70mi
4763 Appian Way Unit 09 El Sobrante, CA	2.0	1.5	1000	$2,500	$2.50	24d	1	0.73mi
4811 Appian Way Unit 4/3 El Sobrante, CA	2.0	1.5	960	$2,200	$2.29	20d	1	0.78mi
4827 Appian Way El Sobrante, CA	2.0	1.5	1020	$2,225	$2.18	43d	1	0.80mi
6000 Sunhill Cir El Sobrante, CA	1.0–2.0	1.0–2.0	950	$3,045	$3.21	3d	3	0.82mi
4481 Appian Way El Sobrante, CA	1.0–2.0	1.0–1.5	750	$3,033	$4.04	24d	2	0.82mi
3400 Richmond Pkwy San Pablo, CA	1.0–2.0	1.0–2.0	906	$2,417	$2.67	1d	67	0.85mi
3112 Groom Dr San Pablo, CA	4.0	2.0	1165	$2,895	$2.48	43d	1	0.91mi
2689 Limerick Rd San Pablo, CA	3.0	2.0	1170	$3,650	$3.12	43d	1	1.01mi
4001 Mozart Dr El Sobrante, CA	3.0	2.0	1357	$3,499	$2.58	5d	1	1.08mi
3078 Deseret Dr Richmond, CA	3.0	2.0	1150	$3,500	$3.04	21d	1	1.11mi
3078 Deseret Dr Richmond, CA	3.0	2.0	1150	$3,500	$3.04	23d	1	1.11mi
3535 El Portal Dr El Sobrante, CA	1.0–3.0	1.0–3.0	969	$3,995	$4.12	1d	16	1.15mi
1588 Ridgecrest Rd Pinole, CA	3.0	2.0	1044	$3,050	$2.92	24d	1	1.21mi
3614 Stoneglen S San Pablo, CA	2.0	2.0	1176	$2,395	$2.04	43d	1	1.27mi
2633 Rim Rd San Pablo, CA	3.0	2.0	1187	$3,500	$2.95	43d	1	1.28mi
4067 Wesley Way El Sobrante, CA	3.0	2.0	1245	$3,900	$3.13	10d	1	1.31mi
2601 Hilltop Dr San Pablo, CA	1.0–2.0	1.0–2.0	963	$3,279	$3.40	1d	21	1.34mi
3100 Ascot Ct San Pablo, CA	3.0	2.0	1101	$2,995	$2.72	43d	1	1.39mi
2152 Blue Jay Cir Pinole, CA	3.0	2.0	1504	$3,295	$2.19	43d	1	1.40mi
2152 Blue Jay Cir Pinole, CA	3.0	2.0	1504	$3,295	$2.19	12d	1	1.40mi
3081 Birmingham Dr Richmond, CA	2.0	1.0	1000	$2,650	$2.65	3d	1	1.45mi
1252 Marionola Way Pinole, CA	3.0	1.5	1167	$3,195	$2.74	43d	1	1.48mi

HOA detail

• Monthly dues: $626 · $7,512/yr

Listing history 10 events

1. 2026-06-07
   status $349,000 Pending 109 DOM
2. 2026-06-04
   days on market $349,000 Active 109 DOM
3. 2026-06-03
   days on market $349,000 Active 108 DOM
4. 2026-06-02
   days on market $349,000 Active 107 DOM
5. 2026-06-01
   days on market $349,000 Active 106 DOM
6. 2026-05-31
   days on market $349,000 Active 105 DOM
7. 2026-02-16
   listed $349,000 Active 1168-char remark

   Show marketing remark (1168 chars)

   Priced to Sell- 3 Bedroom/2 Bathroom Town Home w/ Potential This 3 bedroom, 2 bathroom, townhome is priced right, offers a solid base of good bones and is waiting for someone's vision to bring out its full potential. The carpet has been removed from all floors providing a clean slate to install new flooring, paint, etc... to give the house your personal touch. There is also a 1 car garage and an added carport making for a very unique opportunity to have two places to park. There are plenty of rooms, lots of windows, and a functional design allowing for many possibilities for your renovations. Both bathrooms and the kitchen are original and will be easy to renovate if that is what you are looking for, or provide the perfect opportunity for the savvy real estate investor who sees this property as their next "value add" deal. Regardless of whether you are a homeowner looking to put some sweat equity into your home or an investor looking for another value add deal, this property provides everything you need: a good location, ample parking, and a price that is priced right to sell quickly. Being sold AS IS. Aggressively priced for a quick sale.

8. 1978-05-30
   soldstatus $56,000
9. 1977-12-01
   soldstatus $53,000
10. 1977-12-01
    soldstatus $53,000

ⓘ 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: $2,993 · $249/mo
• Projected year-2 tax: $2,993 · $249/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 4/10 Moderate 7 d/yr ≥87°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 15 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,118
• − Mortgage interest: −$19,549
• − Property taxes: −$2,993
• − Insurance: −$1,745
• − Repairs & maintenance: −$3,129
• − Management: −$3,129
• − HOA: −$7,512
• − Depreciation: −$10,153
• Taxable loss: −$9,093
• Est. tax savings @ 24.0%: +$2,182
• After-tax cash flow: $-1,127/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: West Contra Costa Unified
• NCES district ID: 0632550
• Math proficiency: 24% ▲ 1.00%
• Reading proficiency: 35% ▲ 1.00%
• Median HH income: $64,837
• Composite: 30.04/100
• National rank: #11623
• State rank: #993 of 1400 in CA

Livability — Richmond

• Score: 62/100
• State rank: #497
• US rank: #16759

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Richmond, CA
• County: Contra Costa County · 1,059,880 people
• City population: 183,357
• Metro: San Francisco-Oakland-Berkeley, CA
• Population (ZIP): 27,659
• Household income: $118,447
• Rent vs Own: 27.2% rent · 72.8% own
• Severe rent burden: 613.0

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: Highly diverse neighborhood (Simpson 0.77)
• Race & ethnicity: Hispanic / Latino 30% White 27% Asian 23% Two or more races 18% Black 12%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Italian 3% Iranian 1% Lithuanian 1%
• Foreign-born: 32% · Canada, China, South Korea
• Languages at home: 57% English-only · Spanish 23% Other Indo-European 7% Tagalog/Filipino 4%

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: ▼ -531.44%
• Current HPI: 274.5772
• Rent YoY: —
• 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

+558.5% since first listed

4 events — show timeline

• 2026-02-16 Listed $349,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 1978-05-30 Sold (Public Records) $56,000 Public Records
• 1977-12-01 Sold (Public Records) $53,000 Public Records
• 1977-12-01 Sold (Public Records) $53,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $2,993 · +2.2% YoY. Source: county tax records.