712 Santa Clara Ave · Alameda, CA 94501

$1,300,000

6 bd · 6.0 ba · 4,674 sqft · MultiFamily public records · 66 Days on market

Built 1953 0.29 ac lot

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Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Schools +5.9/10.0
• Rent growth +3.4/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 6 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Situated in a highly desirable Alameda location, 712 Santa Clara Avenue presents a compelling 6-unit multifamily investment opportunity positioned for stable returns and long-term growth. The property benefits from its proximity to the thriving Park Street corridor, a major draw for tenants with its concentration of dining, retail, and daily conveniences that support strong occupancy and rental demand. Nearby access to reputable schools, parks, and shoreline amenities further enhances tenant retention, while seamless connectivity to ferry service, BART, and key commuter routes into Oakland and San Francisco broadens the renter pool. Alameda’s limited housing supply and consistently st

Key facts

• Alameda location
• Reputable schools
• Ferry service

Tags

• ALAMEDA LOCATION
• PARK STREET CORRIDOR
• REPUTABLE SCHOOLS
• SHORELINE AMENITIES
• FERRY SERVICE
• BART

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking: Attached and detached parking; Total of 6 parking spaces
• Security:
• Utilities:
• Home design: Multi-unit property (5+ units); Built in 1953
• Construction: Stucco siding
• Exterior features: Rectangular lot; Shingle roof

Interior

• Kitchen:
• Bedrooms:
• Flooring:
• Bathrooms:
• Heating & cooling: Heating present
• Interior features: Rectangular lot (described under property details)
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 6 × 2-bed/1-bath units multifamily listed at $1.30M.

Deal economics

• At list price, monthly cash flow is $5k ($65k/yr) — positive. Per door: $904/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($17k rent vs $1.30M).
• Recommended offer: $1.22M (6.0% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 1.6% in Alameda — 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 68/100 on livability (#281 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, health & safety B+; Watch: crime F, amenities F, cost of living F.
• Alameda Unified (suburban): math 59% / reading 70% proficiency, ranked #149 of 1,400 in CA (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.5%/yr); 177 active listings in the ZIP; high-income renter base; 1,742 units permitted in Alameda County in 2024 (856 in 5+ unit buildings).
• At $17,163/mo this rent would consume 161% of the median local household income ($128k/yr) (locally 3146% 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 $39k 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.
• At projected returns (-3.0% appreciation + 3.5% rent growth), your $364k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($1.22M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,222,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% 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 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 B-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?
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. 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.
10. 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.
11. 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: 1.32% ✓
• Cap rate: 11.30%
• Cash-on-cash: 17.89%
• DSCR: 1.80
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.52% rent growth · sell at horizon

5-year hold

• IRR: 10.0%
• Equity multiple: 1.39×
• Total profit: $143,698
• Equity at exit: $193,834

10-year hold

• IRR: 19.5%
• Equity multiple: 2.67×
• Total profit: $606,493
• Equity at exit: $112,400

Cash invested: $364,000 (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 94501

• Rents YoY: 3.5%
• Active inventory: 177
• Price-to-rent: 37.9×

Monthly cashflow live

• Estimated rent: $17,163 high
• Mortgage (P&I): −$6,817
• Tax from tax record: −$774 /mo · $9,284/yr
• Insurance: −$542
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,604
• Net cashflow: $5,426

Break-even live

Break-even rent $10,295

Max offer price $1,300,000

Occupancy floor 63%

Sensitivity live

Price	-10% $6,162	-5% $5,794	+0% $5,426	+5% $5,058	+10% $4,690
Rent	-10% $4,070	-5% $4,748	+0% $5,426	+5% $6,104	+10% $6,782
Rate	-1.0pp $6,081	-0.5pp $5,757	base $5,426	+0.5pp $5,089	+1.0pp $4,747

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

Units	Beds	Baths	Est. rent
▸ 6× units	2	1	$17,160
Total (6 units)			$17,163

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: $325,000
• Closing costs: $39,000
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-21
   days on market $1,300,000 Active 66 DOM
2. 2026-06-18
   days on market $1,300,000 Active 63 DOM
3. 2026-06-17
   days on market $1,300,000 Active 62 DOM
4. 2026-06-16
   days on market $1,300,000 Active 61 DOM
5. 2026-06-15
   days on market $1,300,000 Active 60 DOM
6. 2026-06-13
   days on market $1,300,000 Active 58 DOM
7. 2026-06-09
   days on market $1,300,000 Active 54 DOM
8. 2026-06-08
   days on market $1,300,000 Active 53 DOM
9. 2026-06-07
   days on market $1,300,000 Active 52 DOM
10. 2026-06-04
    days on market $1,300,000 Active 49 DOM
11. 2026-06-03
    days on market $1,300,000 Active 48 DOM
12. 2026-06-02
    days on market $1,300,000 Active 47 DOM
13. 2026-06-01
    days on market $1,300,000 Active 46 DOM
14. 2026-05-31
    days on market $1,300,000 Active 45 DOM
15. 2026-04-16
    listed $1,300,000 Active

ⓘ 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: $9,284 · $774/mo
• Projected year-2 tax: $9,880 · $823/mo
• Expected delta: +$596/yr (+$50/mo · 6.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥81°F today · 15 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: $205,956
• − Mortgage interest: −$72,820
• − Property taxes: −$9,284
• − Insurance: −$6,500
• − Repairs & maintenance: −$16,476
• − Management: −$16,476
• − Depreciation: −$37,818
• Taxable income: $46,581
• Est. tax owed @ 24.0%: −$11,179
• After-tax cash flow: $53,934/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: Alameda Unified
• NCES district ID: 0601770
• Math proficiency: 59% ▼ -1.00%
• Reading proficiency: 70% ▲ 2.00%
• Median HH income: $79,989
• Composite: 59.07/100
• National rank: #1949
• State rank: #149 of 1400 in CA

Livability — Alameda

• Score: 68/100
• State rank: #281
• US rank: #9455

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alameda, CA
• County: Alameda County · 1,614,355 people
• City population: 63,808
• Metro: San Francisco-Oakland-Berkeley, CA
• Population (ZIP): 63,808
• Household income: $127,906
• Rent vs Own: 56.0% rent · 44.0% own
• Severe rent burden: 3146.0

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 0.73)
• Race & ethnicity: White 41% Asian 28% Two or more races 15% Hispanic / Latino 14% Black 7%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 3% Romanian 2% Slovak 2%
• Foreign-born: 25% · China, Canada, Vietnam
• Languages at home: 65% English-only · Chinese 8% Spanish 8% Tagalog/Filipino 4%

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: ▼ -1187.80%
• Current HPI: 286.9207
• Rent YoY: ▲ 3.52%
• 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

1 event — show timeline

• 2026-04-16 Listed $1,300,000 bridgeMLS, Bay East AOR, or Contra Costa AOR

Property tax history

+4.5%/yr

Latest (2025): $9,284 · +0.8% YoY. Source: county tax records.