House hacking in Walnut Creek (Contra Costa Centre / Pleasant Hill BART).

What's actually happening in 94597

• Active TOD buildout

  Contra Costa Centre Transit Village at Pleasant Hill BART: 125 acres, about 1.75M sqft office, a 3,000-unit buildout target. Contra Costa County

• In entitlement

  1340 Treat office-to-residential conversion (400 units). Contra Costa County

• Delivered

  Del Hombre (284 units). Contra Costa County

The numbers

Median price

~$750K (city proxy)

Market rent

2bd $2,600 / 3bd $3,200 whole-home (underwriting band)

Property tax (Contra Costa County)

~1.10–1.20% new-purchase (JVM; the favorable end of the metro range)

Per-bed rent band

$1,050–1,450/mo per bed

ADU rent band

$2,000–2,600/mo

Whole-home rent band

2bd $2,600 / 3bd $3,200 whole-home

Underwriting vacancy

5% underwriting vacancy

Appreciation scenarios

1.5 / 3.0 / 4.5 %/yr (conservative / base / upside)

Purest TOD ZIP in the county (RVH/MUH densities); newer stock. Appreciation basis: Flagship TOD; newer stock at low-to-mid capex. Rent bands are city-level medians; confirm the specific parcel before trusting any of them. Run your own scenario in the calculator.

The house-hack angle

Pure TOD play: room rentals and small multifamily inside the transit-village walkshed; newer stock keeps capex low-to-mid.

What breaks it

• 1340 Treat is entitlement-stage: no conversion capital placed yet
• City-proxy figures: re-comp at the property level
• Flat county population caps appreciation: pencil on rent coverage