555 Pierce St #1320 · Albany, CA 94706

$290,000

1 bd · 2.0 ba · 1,040 sqft · Condo public records · 24 Days on market

Built 1977 $279/sqft · 39% below area Est $478k · 39% under $980/mo HOA · 36% 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
• Schools +7.6/10.0
• Cash flow +4.6/30.0
• 1% rule +4.4/10.0
• Livability +4.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover a rare opportunity to own this 1-bedroom, 2-bathroom condo with a possible 2nd bedroom or Den in Albany’s desirable Gateview Community. Breathtaking views with Pool, sauna, and jacuzzi for year-round relaxation Tennis court and a well-equipped gym 24-hour security. Some photos have been virtually staged. Don't be SHY...Make this Condo GREAT AGAIN!

Key facts

• Breathtaking views
• Tennis court
• Sauna

Tags

• BREATHTAKING VIEWS
• POOL
• SAUNA
• JACUZZI
• TENNIS COURT
• WELL-EQUIPPED GYM

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $290k.

Deal economics

• At list price, monthly cash flow is $-730 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $161k (44.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $273k (5.8% below list).
• Recommended offer: $161k (44.5% below list) — sets the bar for cash-flow.
• Cap rate 3.3% vs local median 1.1% in Albany — 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 80/100 on livability (#52 in CA, #1,953 nationally) — a professional / high-income tenant draw. Strengths: schools A+, commute A+, employment A+; Watch: cost of living F.
• Albany City Unified (suburban): math 83% / reading 91% proficiency, ranked #17 of 517 in CA (top 3%) — strong family-tenant draw, lease renewals of 3-5y typical; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+1.6%/yr); 54 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 1,742 units permitted in Alameda County in 2024 (856 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Alameda County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($286k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.

Recommended offer $161,060 (44.5% 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. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-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. 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?
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: 0.94% ✗
• Cap rate: 3.27%
• Cash-on-cash: -10.79%
• DSCR: 0.52
• GRM: 8.8

CMA / ARV

• ARV (median comp): $477,838
• List price: $290,000
• Delta: -39.31%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.61% rent growth · sell at horizon

5-year hold

• IRR: -38.1%
• Equity multiple: -0.19×
• Total profit: $-96,664
• Equity at exit: $43,240

10-year hold

• IRR: -72.1%
• Equity multiple: -0.93×
• Total profit: $-156,698
• Equity at exit: $25,074

Cash invested: $81,200 (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 94706

• Rents YoY: 1.6%
• Active inventory: 54
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,732 high
• Mortgage (P&I): −$1,521
• Tax from tax record: −$266 /mo · $3,197/yr
• Insurance: −$121
• HOA: −$980
• Vacancy / Maint / Mgmt: −$574
• Net cashflow: $-730

Break-even live

Break-even rent $3,656

Max offer price $161,060

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
555 Pierce St Albany, CA	2.0	2.0	1113	$3,200	$2.88	3d	1	0.02mi
555 Pierce St #1225 Albany, CA	2.0	2.0	933	$2,600	$2.79	15d	1	0.02mi
555 Pierce St #843 Albany, CA	2.0	2.0	1113	$3,200	$2.88	5d	1	0.02mi
555 Pierce St Albany, CA	1.0	1.0	745	$2,400	$3.22	43d	1	0.02mi
545 Pierce St #1206 Albany, CA	2.0	2.0	1245	$3,200	$2.57	3d	1	0.06mi
545 Pierce St Albany, CA	2.0	2.0	1239	$3,150	$2.54	3d	2	0.07mi
535 Pierce St #5108 Albany, CA	2.0	2.0	1170	$2,900	$2.48	43d	1	0.15mi
535 Pierce St #1214 Albany, CA	2.0	2.0	1170	$3,200	$2.74	11d	1	0.15mi
716 Gateview Ave Unit 2 Albany, CA	2.0	1.0	975	$2,995	$3.07	24d	1	0.24mi
3301 Santa Clara Ave El Cerrito, CA	2.0	1.0	800	$2,695	$3.37	20d	1	0.36mi
3263 Belmont Ave El Cerrito, CA	2.0	1.0	800	$2,275	$2.84	16d	1	0.37mi
3263 Belmont Ave Unit 7 El Cerrito, CA	2.0	1.0	800	$2,275	$2.84	43d	1	0.37mi
5550 Central Ave Unit 11 El Cerrito, CA	2.0	1.0	732	$2,295	$3.14	24d	1	0.42mi
905 Fillmore St Albany, CA	2.0	1.0	900	$2,950	$3.28	43d	1	0.44mi
411 Stannage Ave Albany, CA	2.0	1.0	800	$2,150	$2.69	3d	1	0.47mi
820 Kains Ave Albany, CA	2.0	2.0	900	$2,700	$3.00	43d	1	0.53mi
Avila St El Cerrito, CA	1.0	1.0	750	$1,650	$2.20	43d	1	0.55mi
5120 Sacramento Ave Richmond, CA	2.0	2.0	1100	$2,650	$2.41	43d	3	0.71mi
725 Kearney St El Cerrito, CA	2.0	1.0	850	$2,325	$2.74	43d	1	0.83mi
369 Colusa Ave Apt 1 Kensington, CA	1.0	1.0	762	$2,295	$3.01	43d	1	1.11mi
367 Colusa Ave Kensington, CA	1.0	1.0	762	$2,295	$3.01	43d	1	1.11mi
6131 Burlingame Ave Richmond, CA	1.0	1.0	750	$2,895	$3.86	18d	1	1.18mi
1422 7th St Berkeley, CA	2.0	1.0	800	$3,450	$4.31	43d	1	1.29mi
1440 Merced St Richmond, CA	2.0	1.0	700	$2,095	$2.99	3d	1	1.41mi
6615 Schmidt Ln El Cerrito, CA	1.0–3.0	1.0–2.0	1000	$2,395	$2.40	1d	3	1.42mi
1080 Jones St Berkeley, CA	1.0–2.0	1.0–2.5	1046	$3,826	$3.66	1d	7	1.46mi
1007 King Dr Unit Private bottom floor El Cerrito, CA	1.0	1.0	750	$2,400	$3.20	43d	1	1.47mi
1233 S 56th St Unit 3 Richmond, CA	2.0	1.0	800	$2,049	$2.56	18d	1	1.47mi
5819 Bayview Ave Unit Inlaw Richmond, CA	2.0	1.0	1220	$2,500	$2.05	24d	1	1.49mi

HOA detail condo

• Monthly dues: $980 · $11,760/yr
• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-05-03
   status Pending 364-char remark

   Show marketing remark (364 chars)

   Discover a rare opportunity to own this 1-bedroom, 2-bathroom condo with a possible 2nd bedroom or Den in Albany’s desirable Gateview Community. Breathtaking views with Pool, sauna, and jacuzzi for year-round relaxation Tennis court and a well-equipped gym 24-hour security. Some photos have been virtually staged. Don't be SHY...Make this Condo GREAT AGAIN!

2. 2026-04-09
   listed $290,000 Active 364-char remark

   Show marketing remark (364 chars)

   Discover a rare opportunity to own this 1-bedroom, 2-bathroom condo with a possible 2nd bedroom or Den in Albany’s desirable Gateview Community. Breathtaking views with Pool, sauna, and jacuzzi for year-round relaxation Tennis court and a well-equipped gym 24-hour security. Some photos have been virtually staged. Don't be SHY...Make this Condo GREAT AGAIN!

ⓘ 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: $3,197 · $266/mo
• Projected year-2 tax: $3,197 · $266/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 6 d/yr ≥82°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 16 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,782
• − Mortgage interest: −$16,245
• − Property taxes: −$3,197
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,623
• − Management: −$2,623
• − HOA: −$11,760
• − Depreciation: −$8,436
• Taxable loss: −$13,551
• Est. tax savings @ 24.0%: +$3,252
• After-tax cash flow: $-5,507/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: Albany City Unified
• NCES district ID: 0601860
• Math proficiency: 83% ▲ 11.00%
• Reading proficiency: 91% ▲ 12.00%
• Median HH income: $77,685
• Composite: 76.08/100
• National rank: #119
• State rank: #17 of 517 in CA

Livability — Albany

• Score: 80/100
• State rank: #52
• US rank: #1953

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Albany, CA
• County: Alameda County · 1,614,355 people
• City population: 19,969
• Metro: San Francisco-Oakland-Berkeley, CA
• Population (ZIP): 19,969
• Household income: $143,398
• Rent vs Own: 46.7% rent · 53.3% own
• Severe rent burden: 860.0

Population outlook (Alameda County) Hauer SSP2

• Today (2025): 1,928,884 people
• By 2030: 2,069,146 · +7.3%
• By 2040: 2,338,405 · +21.2%
• By 2050: 2,586,608 · +34.1%
• By 2075: 3,061,911 · +58.7%
• By 2100: 3,234,133 · +67.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 44% Asian 28% Two or more races 15% Hispanic / Latino 13% Black 3%
• Hispanic origin (detail): Mexican 6% Salvadoran 1%
• Common ancestry: Italian 4% Slovak 2% Romanian 2%
• Foreign-born: 26% · China, Canada, South Korea
• Languages at home: 64% English-only · Chinese 12% Spanish 8% Other Asian/Pacific 6%

Political lean MEDSL · Alameda

• 2024 margin: Solid D (+53.6) · D 74.6% · R 21.0% · Other 4.4%
• 2008→2024 swing: -5.9pp toward R · 2008: 59.5pp · 2024: 53.6pp
• All cycles: 2024: D+53.6 2020: D+62.5 2016: D+64.4 2012: D+59.8 2008: D+59.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1381.08%
• Current HPI: 341.1177
• Rent YoY: ▲ 1.61%
• 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

2 events — show timeline

• 2026-05-03 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-04-09 Listed $290,000 bridgeMLS, Bay East AOR, or Contra Costa AOR

Property tax history

+1.0%/yr

Latest (2025): $3,197 · +1.0% YoY. Source: county tax records.