811 G St · Antioch, CA 94509

$599,000

6 bd · 3.0 ba · 2,310 sqft · MultiFamily public records · 9 Days on market

Built 2004 5,000 sqft lot $259/sqft · at area comps Est $799k · 25% under

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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 +18.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• 1% rule +4.1/10.0
• Schools +3.8/10.0
• Rent growth +2.8/5.0
• Livability +2.8/5.0
• 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: 2 units. confirmed

Listing remarks

Welcome to 811 G St, Antioch, CA 94509 — a rare and beautifully maintained duplex offering exceptional versatility, modern upgrades, and an unbeatable location. This impressive property features two spacious units designed for both comfort and style. The first-floor residence boasts 4 generously sized bedrooms and 2 full bathrooms, complemented by a brand-new, thoughtfully designed kitchen and a dedicated laundry area—perfect for modern living and effortless entertaining. Lower level, Is the second unit offers a well-appointed 3-bedroom, 1-bath layout complete with its own full kitchen and private laundry, creating an ideal setup for extended family, rental income, or multi-gene

Key facts

• 5,000 sq ft lot
• Garage
• Built 2004

Property features AI

Exterior

• Parking: Attached parking (2 spaces)
• Utilities: Public water; Public sewer
• Home design: Duplex (residential income); Built in 2004
• Construction: Stucco construction
• Exterior features: Back yard

Interior

• Bedrooms: Duplex with 2 total units
• Flooring: Laminate flooring; Carpet flooring
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Washer and dryer included; Laminate and carpet floors
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1×4bd/2ba + 1×3bd/1ba units multifamily listed at $599k.

Deal economics

• At list price, monthly cash flow is $533 ($6k/yr) — positive. Per door: $266/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $548k (8.6% below list).
• Recommended offer: $548k (8.6% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 3.9% in Antioch — 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 56/100 on livability (#782 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+, housing A+, health & safety A; Watch: schools F, crime F, amenities F.
• Antioch Unified (suburban): math 29% / reading 55% proficiency, ranked #200 of 517 in CA (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.1%/yr); 206 active listings in the ZIP; solid renter incomes; 2,169 units permitted in Contra Costa County in 2024 (896 in 5+ unit buildings).
• At $5,476/mo this rent would consume 76% of the median local household income ($86k/yr) (locally 3063% 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 $4k of loan paydown is wiped out by about $18k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 22y 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 $258k; list at $599k implies a 132% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; moderate wildfire risk; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $547,600 (8.6% below list)

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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.91% ✗
• Cap rate: 7.36%
• Cash-on-cash: 3.81%
• DSCR: 1.17
• GRM: 9.1

CMA / ARV

• ARV (median comp): $799,178
• List price: $599,000
• Delta: -25.05%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
806 W 7th St	0.18mi	5/2.5 (-1)	2,009 (-13%)	2mo	$540,000	$269	62

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 · 1.09% rent growth · sell at horizon

5-year hold

• IRR: -12.4%
• Equity multiple: 0.56×
• Total profit: $-73,592
• Equity at exit: $89,313

10-year hold

• IRR: -6.2%
• Equity multiple: 0.63×
• Total profit: $-61,705
• Equity at exit: $51,791

Cash invested: $167,720 (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 94509

• Rents YoY: 1.1%
• Active inventory: 206
• Price-to-rent: 16.2×

Monthly cashflow live

• Estimated rent: $5,476 high
• Mortgage (P&I): −$3,141
• Tax from tax record: −$403 /mo · $4,830/yr
• Insurance: −$250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,150
• Net cashflow: $533

Break-even live

Break-even rent $4,802

Max offer price $599,000

Occupancy floor 85%

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

Units	Beds	Baths	Est. rent
1× unit	4	2	$3,075
1× unit	3	1	$2,401
Total (2 units)			$5,476

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: $149,750
• Closing costs: $17,970
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-05-15
   status Pending 1405-char remark
2. 2026-05-06
   listed $599,000 Active 1405-char remark
3. 2026-05-04
   historical $599,000 1405-char remark
4. 2026-05-03
   historical
5. 2026-03-08
   price
6. 2026-01-14
   listed Active
7. 2018-06-08
   historical
8. 2008-10-29
   soldstatus $258,000 Sold
9. 2008-10-23
   soldstatus $258,000
10. 2008-09-15
    historical
11. 2008-08-20
    listed $276,000
12. 2005-02-17
    soldstatus $600,000
13. 2005-02-17
    soldstatus $600,000
14. 2005-01-13
    historical
15. 2004-12-10
    listed $599,000
16. 2003-05-29
    soldstatus $70,000

ⓘ 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: $4,830 · $403/mo
• Projected year-2 tax: $4,830 · $403/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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 16 unhealthy d/yr today · 19 by 30 yrs out

Taxation est. · year 1

• Rental income: $65,712
• − Mortgage interest: −$33,553
• − Property taxes: −$4,830
• − Insurance: −$2,995
• − Repairs & maintenance: −$5,257
• − Management: −$5,257
• − Depreciation: −$17,425
• Taxable loss: −$3,606
• Est. tax savings @ 24.0%: +$865
• After-tax cash flow: $7,258/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: Antioch Unified
• NCES district ID: 0602850
• Math proficiency: 29% ▲ 12.00%
• Reading proficiency: 55% ▲ 25.00%
• Median HH income: $65,935
• Composite: 37.57/100
• National rank: #4386
• State rank: #200 of 517 in CA

Livability — Antioch

• Score: 56/100
• State rank: #782
• US rank: #22472

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Antioch, CA
• County: Contra Costa County · 1,059,880 people
• City population: 116,477
• Metro: San Francisco-Oakland-Berkeley, CA
• Population (ZIP): 70,090
• Household income: $86,196
• Rent vs Own: 42.0% rent · 58.0% own
• Severe rent burden: 3063.0

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 0.72)
• Race & ethnicity: Hispanic / Latino 43% White 25% Two or more races 18% Black 16% Asian 9% Native American 2% Pacific Islander 2%
• Hispanic origin (detail): Mexican 30%
• Common ancestry: Russian 2% Italian 2% Lithuanian 1%
• Foreign-born: 23% · Canada, China, Vietnam
• Languages at home: 62% English-only · Spanish 29% Tagalog/Filipino 3% Other Asian/Pacific 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: ▼ -477.30%
• Current HPI: 309.3499
• Rent YoY: ▲ 1.09%
• 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

+755.7% since first listed

16 events — show timeline

• 2026-05-15 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-05-06 Listed $599,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-05-04 Coming Soon $599,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-05-03 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-03-08 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-01-14 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2018-06-08 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2008-10-29 Sold (MLS) $258,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2008-10-23 Sold (Public Records) $258,000 Public Records
• 2008-09-15 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2008-08-20 Listed $276,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2005-02-17 Sold (Public Records) $600,000 Public Records
• 2005-02-17 Sold (MLS) $600,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2005-01-13 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2004-12-10 Listed $599,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2003-05-29 Sold (Public Records) $70,000 Public Records

Property tax history

-2.2%/yr

Latest (2025): $4,830 · +3.2% YoY. Source: county tax records.