East Bay guide · Tier A · Rank #28 of 87
House hacking in Pittsburg (Pittsburg / Bay Point).
Two in-ZIP stations (the Pittsburg/Bay Point Yellow-line terminus plus Pittsburg Center eBART) over a $619,500 median: East County's cheapest two-station option.
What's actually happening in 94565
- Operational
Pittsburg/Bay Point BART (Yellow-line terminus) plus Pittsburg Center eBART, both in-ZIP. BART
- Board-approved
Orbisonia Heights / Bay Point TOD: 384 affordable units plus a library, Board-approved 2022. Contra Costa County
- Under construction
Tuscany Meadows: up to 917 single-family homes plus 365 multifamily, first phase Spring 2026. City of Pittsburg
- Adopted
County 2045 General Plan puts Bay Point MUC at 22–40 du/ac. Contra Costa County
The numbers
- Median price
- $619,500 (cheapest two-station option in the metro)
- Market rent
- 2bd $2,000 / 3bd $2,400 whole-home (underwriting band)
- Property tax (Contra Costa County)
- ~1.32% effective (Pittsburg)
- Per-bed rent band
- $800–1,050/mo per bed
- ADU rent band
- $1,700–2,200/mo
- Whole-home rent band
- 2bd $2,000 / 3bd $2,400 whole-home
- Underwriting vacancy
- 6% underwriting vacancy
- Appreciation scenarios
- 1.5 / 3.0 / 4.0 %/yr (conservative / base / upside)
Local industry contracting (USS-POSCO closed 2023): most earners ride BART west. Appreciation basis: Two stations at the lowest basis; thin rent floor, 6% vacancy band. Rent bands are city-level medians; confirm the specific parcel before trusting any of them. Run your own scenario in the calculator.
Buildings we underwrote in 94565
3 buildings in 94565 carry a record. 0 beat renting and index funds; the rest did not. Every row links to its own page, with the numbers it was scored on.
| Property | At our defaults | Status |
|---|---|---|
| 478 W 11th St 2 units · $450,000 | −$675 S&P 500 | Underwritten — the index wins at our defaults |
| 1160 West St 2 units · $549,999 | −$77,961 S&P 500 | Underwritten — the index wins at our defaults |
| 231 W 9th St 2 units · $670,000 | −$190,156 S&P 500 | Underwritten — the index wins at our defaults |
The full board shows every region's current week; this table is every record we hold for 94565, newest basis first.
The house-hack angle
Transit arbitrage at the metro's lowest two-station basis: room rentals and SFH-with-ADU tenanted by BART-west commuters.
What breaks it
- East County has the thinnest rent floor in the metro: stress the conservative band
- Local industrial contraction (USS-POSCO closed 2023)
- A 6% underwriting vacancy band: the demand floor is thinner out here