34 Sugarloaf Ter · Alamo, CA 94507

$1,999,900

4 bd · 3.0 ba · 3,465 sqft · SingleFamily public records · 2 Days on market

Built 1990 1.01 ac lot $577/sqft · 23% below area Est $2613k · 23% under

---

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
• Appreciation +5.5/10.0
• Cash flow +4.9/30.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Definitely not a drive by!! Beautiful contemporary that looks like a model home. $100,000 kitchen make-over with stainless appliances . Hardwood floors, newer carpet, sound proof windows. Lots of light with volume ceilings. Mt. Diablo views! Broadway Plaza in 6 minutes!!!

Key facts

• Easy-care yard
• Walk-in closet
• Spa-inspired bath

Tags

• GOURMET KITCHEN
• CUSTOM BUILT-INS
• SPA-INSPIRED BATH
• WALK-IN CLOSET
• OWNED SOLAR
• EASY-CARE YARD

Property features AI

Finance

• Other: Property type: Residential single family; Lot size about 1.01 acres

Exterior

• Parking: Attached enclosed garage with interior access; Three garage spaces (covered); Garage door opener
• Security: Enclosed garage (provides secure vehicle storage)
• Utilities: Public water; Public sewer; Photovoltaic solar (seller owned); Electric includes 220 volts in kitchen; Cable and internet available; Natural gas connected
• Home design: Single family residence; Residential property built in 1990; Approximately 3,465 square feet of living area
• Construction: Wood siding exterior; Shingle roof
• Exterior features: Patio; Garden areas and landscaped grounds; Back yard, front yard and side yard; Garden/play area; Terraced up landscaping; Low maintenance areas; Storage; Fenced yard; Located on a court and cul-de-sac; level and premium lot; secluded setting; sloped up front yard

Interior

• Kitchen: Stone counters and kitchen island; Eat-in kitchen with breakfast nook and breakfast bar; Dishwasher; Double oven; Gas range / cooktop; Disposal; Refrigerator; 220V outlet in kitchen; Updated kitchen
• Bedrooms: Three bedrooms and two baths on the upper level (primary bedroom suite on upper level); One bedroom and one bath on the street/main level
• Flooring: Hardwood floors; Carpet
• Bathrooms: Three full bathrooms; Updated baths, split bath designs, double vanities; Primary bath with solid surface, stall shower, tub, sitting area, outside access, stone finishes, walk-in closet(s) and windows
• Heating & cooling: Zoned heating; Central air conditioning; Ceiling fans
• Interior features: Dining area; Family room; Breakfast bar; Breakfast nook; Updated kitchen; 12 total rooms; Crawl space basement; Double pane windows with screens and window coverings; Three fireplaces (family room, living room, master bedroom)
• Laundry & utility: Dedicated laundry room with washer and dryer; Laundry room has cabinets and is inside the home; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $2.00M.

Deal economics

• At list price, monthly cash flow is $-5k ($-58k/yr) — negative.
• To cash-flow at today's rent, offer at most $1.15M (42.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $974k (51.3% below list).
• Recommended offer: $974k (51.3% below list) — sets the bar for 1% rule.
• Cap rate 3.4% vs local median 1.0% in Alamo — 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 76/100 on livability (#94 in CA, #3,479 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, health & safety A+; Watch: amenities F, cost of living F.
• San Ramon Valley Unified (suburban): math 77% / reading 81% proficiency, ranked #28 of 1,400 in CA (top 2%) — strong family-tenant draw, lease renewals of 3-5y typical; only 3% free/reduced lunch — higher-income household profile.
• Zoned schools: Alamo Elementary (336 students, 6% FRL); Stone Valley Middle (580 students, 4% FRL); Monte Vista High (math 75% / reading 75%, grade A-, #66 of 1,170 statewide, top 6%, 2,243 students, 4% FRL) — zoned schools at 5% FRL track the district average.
• Market conditions: 80 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); 2,169 units permitted in Contra Costa County in 2024 (896 in 5+ unit buildings).

Forward outlook

• In year one you build about $33k of equity ($14k loan paydown + $20k appreciation (1.0% local appreciation)).
• Contra Costa County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$122k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 28y ago 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 $1.00M; list at $2.00M implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $973,531 (51.3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.49% ✗
• Cap rate: 3.40%
• Cash-on-cash: -10.34%
• DSCR: 0.54
• GRM: 17.1

CMA / ARV

• ARV (median comp): $2,613,008
• List price: $1,999,900
• Delta: -15.84%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
34 Sugarloaf Ter	0.00mi	5/3.0 (+1)	3,465 (0%)	0mo	$2,050,000	$592	95
1333 Laverock Ln	0.15mi	5/3.5 (+1)	3,708 (+7%)	0mo	$3,125,000	$843	74
15 Wilson Ct	0.22mi	5/3.0 (+1)	3,320 (-4%)	4mo	$2,360,000	$711	74
1437 Twelve Oaks Ct	0.42mi	5/4.5 (+1)	3,417 (-1%)	3mo	$3,375,000	$988	65
728 Anderson Ranch Ct	0.40mi	4/3.5	3,808 (+10%)	1mo	$3,054,893	$802	62
1408 Entrada Verde	0.33mi	4/3.5	3,151 (-9%)	8mo	$3,275,000	$1,039	60
1496 Finley Ln	0.52mi	4/3.0	3,746 (+8%)	2mo	$3,090,000	$825	60
86 Candleston Pl	0.43mi	5/3.0 (+1)	3,195 (-8%)	8mo	$2,470,000	$773	55
304 Livorna Heights Rd	0.70mi	4/3.5	3,718 (+7%)	0mo	$3,000,000	$807	53
2559 Romley Ln	0.38mi	4/4.0	3,007 (-13%)	7mo	$3,050,000	$1,014	50
83 Stephanie Ln	0.39mi	5/4.5 (+1)	3,194 (-8%)	10mo	$2,700,000	$845	50
8 Simo St	0.50mi	5/3.5 (+1)	3,022 (-13%)	2mo	$3,295,000	$1,090	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.98% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.7%
• Equity multiple: 0.51×
• Total profit: $-272,329
• Equity at exit: $680,759

10-year hold

• IRR: -3.8%
• Equity multiple: 0.53×
• Total profit: $-262,124
• Equity at exit: $903,144

Cash invested: $559,972 (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 94507

• Home prices YoY: 0.6%
• Active inventory: 80
• Price-to-rent: 17.1×

Monthly cashflow live

• Estimated rent: $9,735 medium
• Mortgage (P&I): −$10,488
• Tax from tax record: −$1,193 /mo · $14,322/yr
• Insurance: −$833
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,044
• Net cashflow: $-4,824

Break-even live

Break-even rent $15,841

Max offer price $1,147,794

Occupancy floor —

Sensitivity live

Price	-10% $-3,691	-5% $-4,258	+0% $-4,824	+5% $-5,390	+10% $-5,956
Rent	-10% $-5,593	-5% $-5,208	+0% $-4,824	+5% $-4,439	+10% $-4,054
Rate	-1.0pp $-3,816	-0.5pp $-4,315	base $-4,824	+0.5pp $-5,342	+1.0pp $-5,869

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: $499,975
• Closing costs: $59,997
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1241 Laverock Ln Alamo, CA	5.0	5.5	3983	$9,800	$2.46	0d	1	0.28mi
44 Lariat Ct Walnut Creek, CA	4.0	3.5	2420	$7,500	$3.10	0d	1	0.69mi
297 Las Quebradas Alamo, CA	4.0	3.0	3900	$13,000	$3.33	45d	1	1.41mi

Listing history 25 events

1. 2026-05-16
   status Pending 1116-char remark
2. 2026-05-13
   historical
3. 2026-05-13
   listed $1,999,900 Active 1116-char remark
4. 2026-03-18
   listed Active
5. 2013-04-03
   soldstatus $1,000,000 Sold-Short Sale

   Show marketing remark (272 chars)

   Definitely not a drive by!! Beautiful contemporary that looks like a model home. $100,000 kitchen make-over with stainless appliances . Hardwood floors, newer carpet, sound proof windows. Lots of light with volume ceilings. Mt. Diablo views! Broadway Plaza in 6 minutes!!!

6. 2013-04-03
   soldstatus $1,000,000

   Show marketing remark (272 chars)

   Definitely not a drive by!! Beautiful contemporary that looks like a model home. $100,000 kitchen make-over with stainless appliances . Hardwood floors, newer carpet, sound proof windows. Lots of light with volume ceilings. Mt. Diablo views! Broadway Plaza in 6 minutes!!!

7. 2012-02-16
   status Pending - Subject to Lender Approval

   Show marketing remark (272 chars)

   Definitely not a drive by!! Beautiful contemporary that looks like a model home. $100,000 kitchen make-over with stainless appliances . Hardwood floors, newer carpet, sound proof windows. Lots of light with volume ceilings. Mt. Diablo views! Broadway Plaza in 6 minutes!!!

8. 2011-12-18
   price $929,000 Back On Market

   Show marketing remark (272 chars)

   Definitely not a drive by!! Beautiful contemporary that looks like a model home. $100,000 kitchen make-over with stainless appliances . Hardwood floors, newer carpet, sound proof windows. Lots of light with volume ceilings. Mt. Diablo views! Broadway Plaza in 6 minutes!!!

9. 2011-12-18
   status Back On Market

   Show marketing remark (272 chars)

   Definitely not a drive by!! Beautiful contemporary that looks like a model home. $100,000 kitchen make-over with stainless appliances . Hardwood floors, newer carpet, sound proof windows. Lots of light with volume ceilings. Mt. Diablo views! Broadway Plaza in 6 minutes!!!

10. 2011-07-13
    status Pending - Subject to Lender Approval

    Show marketing remark (272 chars)

    Definitely not a drive by!! Beautiful contemporary that looks like a model home. $100,000 kitchen make-over with stainless appliances . Hardwood floors, newer carpet, sound proof windows. Lots of light with volume ceilings. Mt. Diablo views! Broadway Plaza in 6 minutes!!!

11. 2011-06-30
    price $939,000 Price Change

    Show marketing remark (272 chars)

    Definitely not a drive by!! Beautiful contemporary that looks like a model home. $100,000 kitchen make-over with stainless appliances . Hardwood floors, newer carpet, sound proof windows. Lots of light with volume ceilings. Mt. Diablo views! Broadway Plaza in 6 minutes!!!

12. 2011-06-18
    price $949,000 Price Change

    Show marketing remark (272 chars)

    Definitely not a drive by!! Beautiful contemporary that looks like a model home. $100,000 kitchen make-over with stainless appliances . Hardwood floors, newer carpet, sound proof windows. Lots of light with volume ceilings. Mt. Diablo views! Broadway Plaza in 6 minutes!!!

13. 2011-05-06
    price $980,000 Back On Market

    Show marketing remark (272 chars)

    Definitely not a drive by!! Beautiful contemporary that looks like a model home. $100,000 kitchen make-over with stainless appliances . Hardwood floors, newer carpet, sound proof windows. Lots of light with volume ceilings. Mt. Diablo views! Broadway Plaza in 6 minutes!!!

14. 2011-05-06
    status Back On Market

    Show marketing remark (272 chars)

    Definitely not a drive by!! Beautiful contemporary that looks like a model home. $100,000 kitchen make-over with stainless appliances . Hardwood floors, newer carpet, sound proof windows. Lots of light with volume ceilings. Mt. Diablo views! Broadway Plaza in 6 minutes!!!

15. 2009-10-27
    status Pending - Subject to Lender Approval

    Show marketing remark (272 chars)

    Definitely not a drive by!! Beautiful contemporary that looks like a model home. $100,000 kitchen make-over with stainless appliances . Hardwood floors, newer carpet, sound proof windows. Lots of light with volume ceilings. Mt. Diablo views! Broadway Plaza in 6 minutes!!!

16. 2009-09-29
    historical

    Show marketing remark (272 chars)

    Definitely not a drive by!! Beautiful contemporary that looks like a model home. $100,000 kitchen make-over with stainless appliances . Hardwood floors, newer carpet, sound proof windows. Lots of light with volume ceilings. Mt. Diablo views! Broadway Plaza in 6 minutes!!!

17. 2009-08-29
    price $959,000 Price Change

    Show marketing remark (272 chars)

    Definitely not a drive by!! Beautiful contemporary that looks like a model home. $100,000 kitchen make-over with stainless appliances . Hardwood floors, newer carpet, sound proof windows. Lots of light with volume ceilings. Mt. Diablo views! Broadway Plaza in 6 minutes!!!

18. 2009-07-17
    listed $1,025,000 New

    Show marketing remark (272 chars)

    Definitely not a drive by!! Beautiful contemporary that looks like a model home. $100,000 kitchen make-over with stainless appliances . Hardwood floors, newer carpet, sound proof windows. Lots of light with volume ceilings. Mt. Diablo views! Broadway Plaza in 6 minutes!!!

19. 1998-07-01
    soldstatus $657,000
20. 1998-07-01
    soldstatus $657,000
21. 1998-05-18
    historical
22. 1998-04-22
    listed $669,500
23. 1994-05-10
    soldstatus $452,500
24. 1990-03-14
    soldstatus $578,000
25. 1988-08-24
    soldstatus $150,000

ⓘ 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: $14,322 · $1,193/mo
• Projected year-2 tax: $15,199 · $1,267/mo
• Expected delta: +$877/yr (+$73/mo · 6.1%)

ⓘ 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 6/10 Major
• 🌡 Heat 4/10 Moderate 8 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 17 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $116,824
• − Mortgage interest: −$112,025
• − Property taxes: −$14,322
• − Insurance: −$10,000
• − Repairs & maintenance: −$9,346
• − Management: −$9,346
• − Depreciation: −$58,179
• Taxable loss: −$96,394
• Est. tax savings @ 24.0%: +$23,135
• After-tax cash flow: $-34,748/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: San Ramon Valley Unified
• NCES district ID: 0635130
• Math proficiency: 77% ▬ 0.00%
• Reading proficiency: 81% ▼ -1.00%
• Median HH income: $138,331
• Composite: 76.08/100
• National rank: #216
• State rank: #28 of 1400 in CA

Livability — Alamo

• Score: 76/100
• State rank: #94
• US rank: #3479

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alamo, CA
• City population: 14,546
• Population (ZIP): 14,546

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 (75%)
• Race & ethnicity: White 75% Asian 11% Two or more races 10% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 7% Portuguese 3% Lithuanian 3%
• Foreign-born: 13% · China, Canada, South Korea
• Languages at home: 85% English-only · Chinese 4% Spanish 4% Other Indo-European 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: ▲ 0.98%
• Current HPI: 158.5632
• 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

+1233.3% since first listed

25 events — show timeline

• 2026-05-16 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-05-13 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-05-13 Listed $1,999,900 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-03-18 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2013-04-03 Sold (MLS) $1,000,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2013-04-03 Sold (Public Records) $1,000,000 Public Records
• 2012-02-16 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2011-12-18 Relisted — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2011-12-18 Price Changed $929,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2011-07-13 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2011-06-30 Price Changed $939,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2011-06-18 Price Changed $949,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2011-05-06 Relisted — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2011-05-06 Price Changed $980,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2009-10-27 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2009-09-29 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2009-08-29 Price Changed $959,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2009-07-17 Listed $1,025,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 1998-07-01 Sold (Public Records) $657,000 Public Records
• 1998-07-01 Sold (MLS) $657,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 1998-05-18 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 1998-04-22 Listed $669,500 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 1994-05-10 Sold (Public Records) $452,500 Public Records
• 1990-03-14 Sold (Public Records) $578,000 Public Records
• 1988-08-24 Sold (Public Records) $150,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $14,322 · +2.1% YoY. Source: county tax records.