110 Roundtable #8 Dr · San Jose, CA 95111

$1,350,000

28 bd · 20.0 ba · 3,258 sqft · MultiFamily · 182 Days on market

Built 1964 3,996 sqft lot $414/sqft · 8% below area Est $1464k · 8% under $450/mo HOA · 11% of rent

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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 +25.7/30.0
• ARV discount +11.0/15.0
• DSCR +8.6/10.0
• 1% rule +7.2/10.0
• Schools +4.9/10.0
• Livability +3.9/5.0
• Rent growth +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: 4 units. confirmed

Listing remarks

Excellent investment property in the heart of South San Jose! This charming fourplex offers steady rental income with great long-term potential. Perfect for investors looking to expand their portfolio or first-time buyers entering the multi-family market. Close to shopping, dining, parks, and major transportation routes. Whether you're seeking a passive income stream or a solid addition to your real estate holdings, this fourplex is a rare find in today's market. Don't miss out on this incredible investment!

Key facts

• Close to parks
• Investment property
• Long-term potential

Tags

• INVESTMENT PROPERTY
• STEADY RENTAL INCOME
• LONG-TERM POTENTIAL
• CLOSE TO SHOPPING
• CLOSE TO DINING
• CLOSE TO PARKS

What this means for you Summary

Snapshot

• This is a 4 × 7-bed/5.0-bath units multifamily listed at $1.35M.

Deal economics

• At list price, monthly cash flow is $3k ($39k/yr) — positive. Per door: $807/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($16k rent vs $1.35M).
• Recommended offer: $1.19M (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 1.6% in San Jose — 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 78/100 on livability (#68 in CA, #2,559 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: crime F, cost of living F.
• Oak Grove Elementary (urban): math 47% / reading 54% proficiency, ranked #339 of 1,400 in CA (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.0%/yr); 65 active listings in the ZIP; solid renter incomes; 3,838 units permitted in Santa Clara County in 2024 (1,886 in 5+ unit buildings).
• At $16,466/mo this rent would consume 195% of the median local household income ($101k/yr) (locally 1808% 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 $40k of value loss. Plan a longer hold.
• Santa Clara County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($1.19M) is reasonable based on typical stale-listing flexibility.
• 30 sale attempts since 22y ago; this cycle's ask is 79546% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $420k; list at $1.35M implies a 221% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $1,188,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 days. Have you received any prior offers? Is the seller open to a 12% 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 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.22% ✓
• Cap rate: 9.16%
• Cash-on-cash: 10.25%
• DSCR: 1.46
• GRM: 6.8

CMA / ARV

• ARV (median comp): $1,464,246
• List price: $1,350,000
• Delta: -7.80%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.0% rent growth · sell at horizon

5-year hold

• IRR: -3.2%
• Equity multiple: 0.88×
• Total profit: $-45,091
• Equity at exit: $201,289

10-year hold

• IRR: 4.0%
• Equity multiple: 1.26×
• Total profit: $99,584
• Equity at exit: $116,723

Cash invested: $378,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (CITY): 0 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City San Jose: 0 Strongly Tenant-Friendly · D+24

Apartment Rent Ordinance covers pre-1979 multifamily.

Methodology + full state rankings →

ZIP-level market 95111

• Rents YoY: 1.0%
• Active inventory: 65
• Price-to-rent: 27.3×

Monthly cashflow live

• Estimated rent: $16,466 medium
• Mortgage (P&I): −$7,080
• Tax est. 1.5%: −$1,688 /mo · $20,250/yr
• Insurance: −$562
• HOA: −$450
• Vacancy / Maint / Mgmt: −$3,458
• Net cashflow: $3,229

Break-even live

Break-even rent $12,379

Max offer price $1,350,000

Occupancy floor 75%

Sensitivity live

Price	-10% $4,162	-5% $3,695	+0% $3,229	+5% $2,762	+10% $2,296
Rent	-10% $1,928	-5% $2,578	+0% $3,229	+5% $3,879	+10% $4,529
Rate	-1.0pp $3,908	-0.5pp $3,572	base $3,229	+0.5pp $2,879	+1.0pp $2,523

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

Units	Beds	Baths	Est. rent
▸ 4× units	7	5	$16,464
Total (4 units)			$16,466

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: $337,500
• Closing costs: $40,500
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $450 · $5,400/yr

Listing history 50 events

1. 2026-06-18
   days on market $1,350,000 Active 182 DOM
2. 2026-06-17
   days on market $1,350,000 Active 181 DOM
3. 2026-06-16
   days on market $1,350,000 Active 180 DOM
4. 2026-06-15
   days on market $1,350,000 Active 179 DOM
5. 2026-06-13
   days on market $1,350,000 Active 177 DOM
6. 2026-06-13
   days on market $1,350,000 Active 176 DOM
7. 2026-06-09
   days on market $1,350,000 Active 173 DOM
8. 2026-06-08
   days on market $1,350,000 Active 172 DOM
9. 2026-06-07
   days on market $1,350,000 Active 171 DOM
10. 2026-06-05
    days on market $1,350,000 Active 168 DOM
11. 2026-06-03
    days on market $1,350,000 Active 167 DOM
12. 2026-06-02
    days on market $1,350,000 Active 166 DOM
13. 2026-06-01
    days on market $1,350,000 Active 165 DOM
14. 2026-05-31
    days on market $1,350,000 Active 164 DOM
15. 2026-02-21
    historical
16. 2026-02-21
    historical
17. 2024-03-19
    historical $1,695
18. 2024-03-13
    listed $1,695
19. 2013-03-06
    soldstatus $420,000 Sold
20. 2013-01-04
    status Pending (Do Not Show)
21. 2012-11-21
    price $435,290
22. 2012-10-11
    listed $458,194 Active
23. 2012-04-20
    soldstatus $452,500
24. 2012-04-20
    soldstatus $452,500 Sold
25. 2012-03-29
    status Pending (Do Not Show)
26. 2012-03-27
    listed $452,500 Active
27. 2012-03-26
    listed $452,500
28. 2011-09-09
    soldstatus $270,000 Sold
29. 2011-08-06
    status Pending (Do Not Show)
30. 2011-06-30
    price $299,900
31. 2011-06-16
    status Active
32. 2011-05-24
    soldstatus $510,000 Sold
33. 2011-05-05
    status Pending (Do Not Show)
34. 2011-04-27
    status Active
35. 2011-04-22
    status Pending (Do Not Show)
36. 2011-04-21
    status Active
37. 2011-04-18
    status Pending (Do Not Show)
38. 2011-04-15
    listed $499,500 Active
39. 2011-04-12
    soldstatus $443,900 Sold
40. 2011-04-08
    status Pending (Do Not Show)
41. 2011-03-24
    status Pending Without Release
42. 2011-03-19
    price $329,900
43. 2011-03-18
    listed $449,900 Active
44. 2011-02-16
    price $349,900
45. 2011-01-13
    listed $389,900 Active
46. 2010-12-06
    soldstatus $450,000 Sold
47. 2010-09-20
    status Contingent
48. 2010-09-15
    status Active
49. 2010-09-15
    price $450,000 Active
50. 2010-05-27
    status Contingent

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone D · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥96°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 19 unhealthy d/yr today · 19 by 30 yrs out

Taxation est. · year 1

• Rental income: $197,592
• − Mortgage interest: −$75,621
• − Property taxes: −$20,250
• − Insurance: −$6,750
• − Repairs & maintenance: −$15,807
• − Management: −$15,807
• − HOA: −$5,400
• − Depreciation: −$39,273
• Taxable income: $18,684
• Est. tax owed @ 24.0%: −$4,484
• After-tax cash flow: $34,259/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: Oak Grove Elementary
• NCES district ID: 0627810
• Math proficiency: 47% ▲ 1.00%
• Reading proficiency: 54% ▬ 0.00%
• Median HH income: $92,404
• Composite: 49.23/100
• National rank: #4382
• State rank: #339 of 1400 in CA

Livability — San Jose

• Score: 78/100
• State rank: #68
• US rank: #2559

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Jose, CA
• County: Santa Clara County · 1,806,974 people
• City population: 954,479
• Metro: San Jose-Sunnyvale-Santa Clara, CA
• Population (ZIP): 57,202
• Household income: $101,435
• Rent vs Own: 40.1% rent · 59.9% own
• Severe rent burden: 1808.0

Population outlook (Santa Clara County) Hauer SSP2

• Today (2025): 2,179,074 people
• By 2030: 2,301,297 · +5.6%
• By 2040: 2,528,195 · +16.0%
• By 2050: 2,712,135 · +24.5%
• By 2075: 2,998,701 · +37.6%
• By 2100: 2,931,429 · +34.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Hispanic / Latino 51% Asian 36% Two or more races 22% White 7% Native American 2% Black 2%
• Hispanic origin (detail): Mexican 46%
• Foreign-born: 45% · Canada, Vietnam, China
• Languages at home: 27% English-only · Spanish 40% Vietnamese 24% Chinese 3%

Political lean MEDSL · Santa Clara

• 2024 margin: Solid D (+40.0) · D 68.1% · R 28.1% · Other 3.8%
• 2008→2024 swing: -0.9pp no change · 2008: 40.9pp · 2024: 40.0pp
• All cycles: 2024: D+40.0 2020: D+47.4 2016: D+52.5 2012: D+42.1 2008: D+40.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1144.74%
• Current HPI: 339.7949
• Rent YoY: ▲ 1.00%
• Metro: San Jose-Sunnyvale-Santa Clara, 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

-99.7% since first listed

101 events — show timeline

• 2026-02-21 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-02-21 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2024-03-19 Rental Removed $1,695 APPFOLIO
• 2024-03-13 Listed for Rent $1,695 APPFOLIO
• 2013-03-06 Sold (MLS) $420,000 MLSListings
• 2013-01-04 Pending — MLSListings
• 2012-11-21 Price Changed $435,290 MLSListings
• 2012-10-11 Listed $458,194 MLSListings
• 2012-04-20 Sold (MLS) $452,500 MLSListings
• 2012-04-20 Sold (MLS) $452,500 SDMLS
• 2012-03-29 Pending — MLSListings
• 2012-03-27 Listed $452,500 MLSListings
• 2012-03-26 Listed $452,500 SDMLS
• 2011-09-09 Sold (MLS) $270,000 MLSListings
• 2011-08-06 Pending — MLSListings
• 2011-06-30 Price Changed $299,900 MLSListings
• 2011-06-16 Relisted — MLSListings
• 2011-05-24 Sold (MLS) $510,000 MLSListings
• 2011-05-05 Pending — MLSListings
• 2011-04-27 Relisted — MLSListings
• 2011-04-22 Pending — MLSListings
• 2011-04-21 Relisted — MLSListings
• 2011-04-18 Pending — MLSListings
• 2011-04-15 Listed $499,500 MLSListings
• 2011-04-12 Sold (MLS) $443,900 MLSListings
• 2011-04-08 Pending — MLSListings
• 2011-03-24 Pending — MLSListings
• 2011-03-19 Price Changed $329,900 MLSListings
• 2011-03-18 Listed $449,900 MLSListings
• 2011-02-16 Price Changed $349,900 MLSListings
• 2011-01-13 Listed $389,900 MLSListings
• 2010-12-06 Sold (MLS) $450,000 MLSListings
• 2010-09-20 Pending — MLSListings
• 2010-09-15 Relisted — MLSListings
• 2010-09-15 Price Changed $450,000 MLSListings
• 2010-05-27 Pending — MLSListings
• 2010-05-07 Price Changed $498,000 MLSListings
• 2010-05-06 Listed $528,000 MLSListings
• 2010-02-26 Sold (MLS) $382,900 MLSListings
• 2010-02-18 Sold (MLS) $520,000 MLSListings
• 2010-01-26 Pending — MLSListings
• 2010-01-06 Pending — MLSListings
• 2009-12-23 Pending — MLSListings
• 2009-12-12 Listed $382,900 MLSListings
• 2009-12-11 Listed $487,000 MLSListings
• 2009-12-08 Sold (MLS) $518,000 MLSListings
• 2009-11-23 Pending — MLSListings
• 2009-11-16 Listed $518,000 MLSListings
• 2009-07-14 Sold (MLS) $480,000 MLSListings
• 2009-05-21 Contingent — MLSListings
• 2009-05-14 Price Changed $469,900 MLSListings
• 2009-04-13 Price Changed $506,800 MLSListings
• 2009-03-20 Price Changed $519,900 MLSListings
• 2009-02-27 Price Changed $533,900 MLSListings
• 2009-02-19 Sold (MLS) $470,000 MLSListings
• 2009-02-18 Listing Removed — MLSListings
• 2009-02-13 Listed — MLSListings
• 2009-02-07 Listed $541,900 MLSListings
• 2009-01-13 Sold (MLS) $480,000 MLSListings
• 2009-01-13 Price Changed $492,000 MLSListings
• 2009-01-02 Listing Removed — MLSListings
• 2008-12-20 Relisted — MLSListings
• 2008-12-15 Listing Removed — MLSListings
• 2008-12-10 Contingent — MLSListings
• 2008-10-23 Listed $580,000 MLSListings
• 2006-06-06 Sold (MLS) $780,000 MLSListings
• 2006-04-28 Listing Removed — MLSListings
• 2006-04-05 Listing Removed — MLSListings
• 2006-03-30 Listing Removed — MLSListings
• 2006-03-12 Listing Removed — MLSListings
• 2006-03-08 Listed $779,500 MLSListings
• 2006-03-02 Sold (MLS) $750,000 MLSListings
• 2006-02-26 Sold (MLS) $610,000 MLSListings
• 2006-02-01 Listed $750,000 MLSListings
• 2006-01-12 Sold (MLS) $780,000 MLSListings
• 2006-01-04 Sold (MLS) $690,000 MLSListings
• 2005-12-30 Listed $599,000 MLSListings
• 2005-12-27 Listing Removed — MLSListings
• 2005-12-06 Sold (MLS) $773,000 MLSListings
• 2005-11-18 Listing Removed — MLSListings
• 2005-11-17 Listed $690,000 MLSListings
• 2005-10-23 Listed $785,000 MLSListings
• 2005-08-25 Listed $784,500 MLSListings
• 2005-05-13 Sold (MLS) $725,000 MLSListings
• 2005-04-22 Listing Removed — MLSListings
• 2005-04-21 Sold (MLS) $650,000 MLSListings
• 2005-04-06 Listing Removed — MLSListings
• 2005-03-30 Listed $725,000 MLSListings
• 2005-03-21 Sold (MLS) $660,000 MLSListings
• 2005-03-12 Sold (MLS) $702,000 MLSListings
• 2005-03-07 Listed $685,000 MLSListings
• 2005-02-12 Listing Removed — MLSListings
• 2005-02-12 Listing Removed — MLSListings
• 2004-12-02 Sold (MLS) $525,000 MLSListings
• 2004-11-24 Sold (MLS) $60,000 MLSListings
• 2004-10-22 Listing Removed — MLSListings
• 2004-10-21 Listing Removed — MLSListings
• 2004-09-07 Listed $515,000 MLSListings
• 2004-08-23 Listed $660,000 MLSListings
• 2004-08-23 Listed $660,000 MLSListings
• 2004-08-12 Sold (MLS) $650,000 MLSListings