925 Pomeroy Ave · Santa Clara, CA 95051

$7,500,000

480 bd · 400.0 ba · 12,869 sqft · MultiFamily public records · 47 Days on market

Built 1961 0.55 ac lot $583/sqft · 54% above area

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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 +26.3/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Schools +5.3/10.0
• Livability +3.9/5.0
• 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 (5+ Unit). Listing-text estimate: 20 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 MLS

Offering memorandum available. Wonderful garden style 20-unit apartment community only 1.3 miles from Apple Park and 3 miles from Nvidia. (10) 2-Bed/1-Bath, (4) 1-Bed/1-Bath, (6) Studios. Building Size: 12,869 SqFt. Lot Size: 24,160 SqFt. Over $400,000 in recent CapEx: New Electrical Main & Interior Panels and 500A Service, New Roof with Transferable Warranty to Buyer, New Exterior Paint & Fascia, Copper Piping Replacements, Handrail Repairs & Catwalk Waterproofing & Dryrot Repairs Completed with full SB-721 Clearance, Water Heater, & Interior Renovations of Multiple Units. The property has wonderful garden style landscaping with a large courtyard & a swimming pool & lounge area. An ADU consultancy's report indicates there is the potential to add between 6 and 13 ADUs depending and # of parking spaces the buyer prefers (buyer to verify). Additional value add strategies include increasing rents & renovating units & adding dishwashers, installing in-unit laundry, & renovating with luxury finishes to need the demand of high income technology employees. The shortage of housing units, rent growth, & proximity to large Silicon Valley employers make 925 Pomeroy Ave a great opportunity for both the cash-flow and appreciation-minded investor.

Key facts

• Lounge area
• Swimming pool
• New electrical main

Tags

• GARDEN STYLE LANDSCAPING
• LARGE COURTYARD
• SWIMMING POOL
• LOUNGE AREA
• NEW ELECTRICAL MAIN
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 20 × 24-bed/20.0-bath units multifamily listed at $7.50M.

Deal economics

• At list price, monthly cash flow is $19k ($233k/yr) — positive. Per door: $969/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($88k rent vs $7.50M).
• Recommended offer: $7.28M (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 1.3% in Santa Clara — 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 (#69 in CA, #2,627 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: cost of living F.
• Santa Clara Unified (urban): math 49% / reading 66% proficiency, ranked #75 of 517 in CA (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+5.3%/yr); 100 active listings in the ZIP; high-income renter base; 3,838 units permitted in Santa Clara County in 2024 (1,886 in 5+ unit buildings).
• At $88,454/mo this rent would consume 540% of the median local household income ($197k/yr) (locally 1993% 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 $52k of loan paydown is wiped out by about $225k 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.
• At projected returns (-3.0% appreciation + 5.3% rent growth), your $2.10M cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($7.28M) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 27y 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.

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 $7,275,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 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 1961 — 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 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?
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: 1.18% ✓
• Cap rate: 9.39%
• Cash-on-cash: 11.08%
• DSCR: 1.49
• GRM: 7.1

CMA / ARV

• ARV (median comp): $4,883,267
• List price: $7,500,000
• Delta: 53.59%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.33% rent growth · sell at horizon

5-year hold

• IRR: 2.8%
• Equity multiple: 1.11×
• Total profit: $231,957
• Equity at exit: $1,118,274

10-year hold

• IRR: 14.5%
• Equity multiple: 2.29×
• Total profit: $2,707,060
• Equity at exit: $648,463

Cash invested: $2,100,000 (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 95051

• Rents YoY: 5.3%
• Active inventory: 100
• Price-to-rent: 141.3×

Monthly cashflow live

• Estimated rent: $88,454 medium
• Mortgage (P&I): −$39,331
• Tax from tax record: −$8,039 /mo · $96,465/yr
• Insurance: −$3,125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$18,575
• Net cashflow: $19,384

Break-even live

Break-even rent $63,917

Max offer price $7,500,000

Occupancy floor 73%

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

Units	Beds	Baths	Est. rent
▸ 20× units	24	20	$88,460
Total (20 units)			$88,454

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: $1,875,000
• Closing costs: $225,000
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-18
   days on market $7,500,000 Active 47 DOM
2. 2026-06-17
   days on market $7,500,000 Active 46 DOM
3. 2026-06-16
   days on market $7,500,000 Active 45 DOM
4. 2026-06-15
   days on market $7,500,000 Active 44 DOM
5. 2026-06-13
   days on market $7,500,000 Active 42 DOM
6. 2026-06-13
   days on market $7,500,000 Active 41 DOM
7. 2026-06-09
   days on market $7,500,000 Active 38 DOM
8. 2026-06-08
   days on market $7,500,000 Active 37 DOM
9. 2026-06-07
   days on market $7,500,000 Active 36 DOM
10. 2026-06-05
    days on market $7,500,000 Active 33 DOM
11. 2026-06-03
    days on market $7,500,000 Active 32 DOM
12. 2026-06-02
    days on market $7,500,000 Active 31 DOM
13. 2026-06-01
    days on market $7,500,000 Active 30 DOM
14. 2026-05-31
    days on market $7,500,000 Active 29 DOM
15. 2026-05-03
    historical
16. 2026-05-02
    listed $7,500,000 Active 1316-char remark

    Show marketing remark (1316 chars)

    Offering memorandum available. Wonderful garden style 20-unit apartment community only 1.3 miles from Apple Park and 3 miles from Nvidia. (10) 2-Bed/1-Bath, (4) 1-Bed/1-Bath, (6) Studios. Building Size: 12,869 SqFt. Lot Size: 24,160 SqFt. Over $400,000 in recent CapEx: New Electrical Main & Interior Panels and 500A Service, New Roof with Transferable Warranty to Buyer, New Exterior Paint & Fascia, Copper Piping Replacements, Handrail Repairs & Catwalk Waterproofing & Dryrot Repairs Completed with full SB-721 Clearance, Water Heater, & Interior Renovations of Multiple Units. The property has wonderful garden style landscaping with a large courtyard & a swimming pool & lounge area. An ADU consultancy's report indicates there is the potential to add between 6 and 13 ADUs depending and # of parking spaces the buyer prefers (buyer to verify). Additional value add strategies include increasing rents & renovating units & adding dishwashers, installing in-unit laundry, & renovating with luxury finishes to need the demand of high income technology employees. The shortage of housing units, rent growth, & proximity to large Silicon Valley employers make 925 Pomeroy Ave a great opportunity for both the cash-flow and appreciation-minded investor.

17. 2026-05-02
    listed $7,500,000 Active 1316-char remark

    Show marketing remark (1316 chars)

    Offering memorandum available. Wonderful garden style 20-unit apartment community only 1.3 miles from Apple Park and 3 miles from Nvidia. (10) 2-Bed/1-Bath, (4) 1-Bed/1-Bath, (6) Studios. Building Size: 12,869 SqFt. Lot Size: 24,160 SqFt. Over $400,000 in recent CapEx: New Electrical Main & Interior Panels and 500A Service, New Roof with Transferable Warranty to Buyer, New Exterior Paint & Fascia, Copper Piping Replacements, Handrail Repairs & Catwalk Waterproofing & Dryrot Repairs Completed with full SB-721 Clearance, Water Heater, & Interior Renovations of Multiple Units. The property has wonderful garden style landscaping with a large courtyard & a swimming pool & lounge area. An ADU consultancy's report indicates there is the potential to add between 6 and 13 ADUs depending and # of parking spaces the buyer prefers (buyer to verify). Additional value add strategies include increasing rents & renovating units & adding dishwashers, installing in-unit laundry, & renovating with luxury finishes to need the demand of high income technology employees. The shortage of housing units, rent growth, & proximity to large Silicon Valley employers make 925 Pomeroy Ave a great opportunity for both the cash-flow and appreciation-minded investor.

18. 2024-04-25
    historical $1,595
19. 2024-04-16
    price $1,595
20. 2024-04-11
    listed $1,695
21. 2024-04-10
    historical $1,695
22. 2024-03-19
    listed $1,695
23. 2024-01-20
    historical $1,695
24. 2024-01-11
    historical $1,695
25. 2024-01-11
    listed $1,695
26. 2024-01-11
    listed $1,695
27. 2024-01-05
    historical $1,695
28. 2024-01-05
    historical $1,695
29. 2024-01-04
    listed $1,695
30. 2023-11-29
    listed $1,695
31. 2023-10-11
    historical $1,695
32. 2023-10-04
    listed $1,695
33. 2023-09-14
    historical
34. 2017-05-15
    historical
35. 2016-12-16
    soldstatus $7,000,000
36. 2016-12-16
    soldstatus $7,000,000 Sold
37. 2016-12-16
    soldstatus $7,000,000
38. 2016-10-19
    status Pending (Do Not Show)
39. 2016-08-31
    listed $7,000,000
40. 2016-08-31
    listed $7,000,000 Active
41. 2013-07-16
    soldstatus $4,050,000
42. 2005-10-24
    listed $3,200,000
43. 2002-06-19
    soldstatus $2,700,000
44. 2002-06-19
    soldstatus $2,700,000
45. 2002-06-19
    soldstatus $2,700,000
46. 2002-05-14
    historical
47. 2002-02-20
    listed $2,875,000
48. 2002-02-20
    listed $2,875,000
49. 2000-06-13
    soldstatus $2,650,000
50. 1999-10-29
    soldstatus $2,190,000

ⓘ 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: $96,465 · $8,039/mo
• Projected year-2 tax: $96,465 · $8,039/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 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥93°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 13 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $1,061,448
• − Mortgage interest: −$420,117
• − Property taxes: −$96,465
• − Insurance: −$37,500
• − Repairs & maintenance: −$84,916
• − Management: −$84,916
• − Depreciation: −$218,182
• Taxable income: $119,353
• Est. tax owed @ 24.0%: −$28,645
• After-tax cash flow: $203,964/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: Santa Clara Unified
• NCES district ID: 0635430
• Math proficiency: 49% ▼ -3.00%
• Reading proficiency: 66% ▲ 4.00%
• Median HH income: $97,320
• Composite: 53.46/100
• National rank: #1459
• State rank: #75 of 517 in CA

Livability — Santa Clara

• Score: 78/100
• State rank: #69
• US rank: #2627

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Santa Clara, CA
• County: Santa Clara County · 1,806,974 people
• City population: 127,592
• Metro: San Jose-Sunnyvale-Santa Clara, CA
• Population (ZIP): 62,054
• Household income: $196,690
• Rent vs Own: 56.1% rent · 43.9% own
• Severe rent burden: 1993.0

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 0.63)
• Race & ethnicity: Asian 54% White 26% Hispanic / Latino 13% Two or more races 10% Black 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Russian 2% Romanian 2% Italian 1%
• Foreign-born: 49% · China, Canada, South Korea
• Languages at home: 42% English-only · Chinese 16% Other Indo-European 14% Other Asian/Pacific 9%

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: ▼ -1229.51%
• Current HPI: 421.9119
• Rent YoY: ▲ 5.33%
• 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

+971.4% since first listed

42 events — show timeline

• 2026-05-03 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-05-02 Listed $7,500,000 MLSListings
• 2026-05-02 Listed $7,500,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2024-04-25 Rental Removed $1,595 APPFOLIO
• 2024-04-16 Price Changed $1,595 APPFOLIO
• 2024-04-11 Listed for Rent $1,695 APPFOLIO
• 2024-04-10 Rental Removed $1,695 APPFOLIO
• 2024-03-19 Listed for Rent $1,695 APPFOLIO
• 2024-01-20 Rental Removed $1,695 APPFOLIO
• 2024-01-11 Rental Removed $1,695 APPFOLIO
• 2024-01-11 Listed for Rent $1,695 APPFOLIO
• 2024-01-11 Listed for Rent $1,695 APPFOLIO
• 2024-01-05 Rental Removed $1,695 APPFOLIO
• 2024-01-05 Rental Removed $1,695 APPFOLIO
• 2024-01-04 Listed for Rent $1,695 APPFOLIO
• 2023-11-29 Listed for Rent $1,695 APPFOLIO
• 2023-10-11 Rental Removed $1,695 APPFOLIO
• 2023-10-04 Listed for Rent $1,695 APPFOLIO
• 2023-09-14 Rental Removed — APPFOLIO
• 2017-05-15 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2016-12-16 Sold (Public Records) $7,000,000 Public Records
• 2016-12-16 Sold (MLS) $7,000,000 MLSListings
• 2016-12-16 Sold (MLS) $7,000,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2016-10-19 Pending — MLSListings
• 2016-08-31 Listed $7,000,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2016-08-31 Listed $7,000,000 MLSListings
• 2013-07-16 Sold (Public Records) $4,050,000 Public Records
• 2005-10-24 Listed $3,200,000 San Francisco MLS
• 2002-06-19 Sold (Public Records) $2,700,000 Public Records
• 2002-06-19 Sold (MLS) $2,700,000 MLSListings
• 2002-06-19 Sold (MLS) $2,700,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2002-05-14 Listing Removed — MLSListings
• 2002-02-20 Listed $2,875,000 MLSListings
• 2002-02-20 Listed $2,875,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2000-06-13 Sold (Public Records) $2,650,000 Public Records
• 1999-10-29 Sold (Public Records) $2,060,000 Public Records
• 1999-10-29 Sold (MLS) $2,190,000 MLSListings
• 1999-10-29 Sold (MLS) $2,190,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 1999-10-05 Listing Removed — MLSListings
• 1999-04-17 Listed $2,090,000 MLSListings
• 1999-04-17 Listed $2,090,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 1978-08-01 Sold (Public Records) $700,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $96,465 · +3.9% YoY. Source: county tax records.