940 East St · Lafayette, CA 94549

$1,369,000

4 bd · 3.0 ba · 2,974 sqft · MultiFamily public records · 59 Days on market

Built 1949 6,534 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 +23.9/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• Schools +7.3/10.0
• 1% rule +5.3/10.0
• Livability +4.2/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Exceptional triplex opportunity in the heart of downtown Lafayette offering the perfect blend of investment potential and lifestyle. Located at 940 East Street, this beautifully maintained property features three well-appointed units totaling approximately 2,974 square feet. Unit A offers 2 bedrooms and 1 bathroom across 1,066 square feet, Unit B includes 2 bedrooms and 1 bathroom with 1,093 square feet, and Unit C features 1 bedroom, 1 bathroom plus a den within 815 square feet. Ideal for investors or owner occupants, live in one unit while generating income from the others. Enjoy an unbeatable location just moments to downtown Lafayette’s shops, restaurants, and amenities, with conv

Key facts

• Expansive lawn area
• Spacious shared yard
• Charming paver patio

Tags

• TRIPLEX OPPORTUNITY
• INVESTMENT POTENTIAL
• HEART OF DOWNTOWN LAFAYETTE
• SPACIOUS SHARED YARD
• EXPANSIVE LAWN AREA
• CHARMING PAVER PATIO

Property features AI

Finance

• Financial info: Three-unit income property (triplex)

Exterior

• Parking: Attached garage; Parking lot; One parking space per unit (total 3 spaces)
• Utilities: Public water; Public sewer
• Home design: Residential income property (triplex); Built in 1949
• Construction: Stucco and other siding exterior
• Exterior features: Back yard and side yard with yard space; Patio and balcony/patio areas; Partial fencing

Interior

• Kitchen: Each unit has a dining area
• Bedrooms: Total of 3 residential units (see unit details)
• Flooring: Laminate; Partial carpeting; Tile
• Bathrooms: Each unit includes 1 bathroom
• Heating & cooling: Wall furnace heating; Wall/window air conditioning units
• Interior features: Laminate, partial carpeting and tile flooring
• Laundry & utility: Unit-level utilities (details not specified)

What this means for you Summary

Snapshot

• This is a 3 × 5-bed/3.0-bath units multifamily listed at $1.37M.

Deal economics

• At list price, monthly cash flow is $3k ($32k/yr) — positive. Per door: $882/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($14k rent vs $1.37M).
• Recommended offer: $1.33M (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 0.9% in Lafayette — 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 84/100 on livability (#15 in CA, #672 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, commute A+; Watch: cost of living F.
• Acalanes Union High (suburban): math 73% / reading 85% proficiency, ranked #21 of 517 in CA (top 4%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: Rents rising fast (+5.0%/yr); 159 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 2,169 units permitted in Contra Costa County in 2024 (896 in 5+ unit buildings).
• At $14,066/mo this rent would consume 72% of the median local household income ($235k/yr) (locally 413% 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 $9k of loan paydown is wiped out by about $41k 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.
• At projected returns (-3.0% appreciation + 5.0% rent growth), your $383k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($1.33M) 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 $258k; list at $1.37M implies a 432% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,327,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% 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 1949 — 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 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. 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: 1.03% ✓
• Cap rate: 8.61%
• Cash-on-cash: 8.28%
• DSCR: 1.37
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.02% rent growth · sell at horizon

5-year hold

• IRR: -1.7%
• Equity multiple: 0.94×
• Total profit: $-24,580
• Equity at exit: $204,122

10-year hold

• IRR: 9.9%
• Equity multiple: 1.83×
• Total profit: $318,658
• Equity at exit: $118,366

Cash invested: $383,320 (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 94549

• Rents YoY: 5.0%
• Active inventory: 159
• Price-to-rent: 24.3×

Monthly cashflow live

• Estimated rent: $14,066 medium
• Mortgage (P&I): −$7,179
• Tax from tax record: −$717 /mo · $8,605/yr
• Insurance: −$570
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,954
• Net cashflow: $2,645

Break-even live

Break-even rent $10,717

Max offer price $1,369,000

Occupancy floor 76%

Sensitivity live

Price	-10% $3,420	-5% $3,033	+0% $2,645	+5% $2,258	+10% $1,871
Rent	-10% $1,534	-5% $2,090	+0% $2,645	+5% $3,201	+10% $3,757
Rate	-1.0pp $3,335	-0.5pp $2,994	base $2,645	+0.5pp $2,291	+1.0pp $1,930

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

Units	Beds	Baths	Est. rent
▸ 3× units	5	3	$14,067
Total (3 units)			$14,066

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: $342,250
• Closing costs: $41,070
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3560 Old Mountain View Dr Lafayette, CA	4.0	3.0	2125	$6,800	$3.20	0d	1	0.47mi
818 Solana Dr Lafayette, CA	3.0	2.0	2200	$5,985	$2.72	2d	1	0.55mi
790 Solana Dr Lafayette, CA	4.0	2.0	2689	$6,195	$2.30	8d	1	0.61mi

Listing history 8 events

1. 2026-06-02
   statusdays on market $1,369,000 Pending 59 DOM
2. 2026-06-01
   days on market $1,369,000 Active 58 DOM
3. 2026-05-31
   days on market $1,369,000 Active 57 DOM
4. 2026-05-16
   status Active
5. 2026-05-16
   price $1,369,000
6. 2026-04-29
   status Pending
7. 2026-03-19
   listed $1,395,000 Active
8. 1996-02-29
   soldstatus $257,500

ⓘ 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: $8,605 · $717/mo
• Projected year-2 tax: $10,404 · $867/mo
• Expected delta: +$1,800/yr (+$150/mo · 20.9%)

ⓘ 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 5/10 Major
• 🌡 Heat 3/10 Moderate 8 d/yr ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 15 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $168,792
• − Mortgage interest: −$76,685
• − Property taxes: −$8,605
• − Insurance: −$6,845
• − Repairs & maintenance: −$13,503
• − Management: −$13,503
• − Depreciation: −$39,825
• Taxable income: $9,825
• Est. tax owed @ 24.0%: −$2,358
• After-tax cash flow: $29,388/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: Acalanes Union High
• NCES district ID: 0601650
• Math proficiency: 73% ▲ 1.00%
• Reading proficiency: 85% ▼ -4.00%
• Median HH income: $120,138
• Composite: 73.49/100
• National rank: #179
• State rank: #21 of 517 in CA

Livability — Lafayette

• Score: 84/100
• State rank: #15
• US rank: #672

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lafayette, CA
• County: Contra Costa County · 1,059,880 people
• City population: 28,420
• Metro: San Francisco-Oakland-Berkeley, CA
• Population (ZIP): 28,420
• Household income: $234,516
• Rent vs Own: 21.1% rent · 78.9% own
• Severe rent burden: 413.0

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: Predominantly White (73%)
• Race & ethnicity: White 73% Two or more races 12% Asian 10% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 3% Italian 3% Romanian 3%
• Foreign-born: 15% · Canada, China, South Korea
• Languages at home: 81% English-only · Other Indo-European 6% Spanish 4% French/Haitian/Cajun 2%

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: ▼ -740.88%
• Current HPI: 287.7632
• Rent YoY: ▲ 5.02%
• 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

+431.7% since first listed

5 events — show timeline

• 2026-05-16 Relisted — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-05-16 Price Changed $1,369,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-04-29 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-03-19 Listed $1,395,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 1996-02-29 Sold (Public Records) $257,500 Public Records

Property tax history

+2.5%/yr

Latest (2025): $8,605 · +0.4% YoY. Source: county tax records.