Evaluated
858 Pine St
At our cautious numbers, renting and putting the same money in index funds comes out ahead. It did not pass our bar.
94607 · East Bay
Underwritten as of 2026-08-26 · record v2
Published at our defaults: loses to the S&P, behind by $210,712 · S&P breakeven 7.2% first-pass screen
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This record was published before we began recording the mortgage rate behind each verdict, so it cannot be re-run at your numbers.
Property facts
| Asking price | $975,000 |
|---|---|
| Units | 2 |
| Beds / baths | 6 / 4 |
| Square feet | 2,540 |
| Year built | 1993 |
| Property type | Multi-Family |
Unit count verified: 2 units, corroborated by county assessor records and the listing itself.
Nearby projects on our catalyst watch:
- Golden West, 1396 Fifth St (222 units, Michaels Org.) · 0.4 mi · approved
- 533 Kirkham St (~8-story, Tidewater Capital) · 0.5 mi · approved
- Mandela Station TOD (1451 7th St) · 0.5 mi · under construction
From the 2026-08-26 screen: 75 scanned · 23 beat the S&P at our defaults · 52 rejected.
If the market turns
Modeled appreciation is an assumption, so we replayed this deal against history: every 10-year window in the federal house-price index for Alameda County (41 windows), each one swapping its actual price path in for our modeled appreciation.
| History replay | Years | Ends vs the never-buy path |
|---|---|---|
| Worst window | 1989→1999 | −$902,391 |
| Median window | 1984→1994 | +$111,943 |
| Best window | 1996→2006 | +$1,703,613 |
15 of the 41 windows ended behind the never-buy path.
Replay the 2008 crash as it hit this area and the deal ends year 10 $609,346 behind the never-buy path; the deepest point comes in year 7, $671,606 behind.
These windows track Alameda County as a whole. Within the county, individual ZIPs' realized 10-year outcomes typically differed from the county's by about ±1.2 points/yr — one zip-decade in ten differed by ±3.5 points/yr or more, and the largest gap since 1975 was 5.5 points/yr. A specific building varies more than its ZIP, not less.
Where these numbers come from
Of the 10 inputs behind this analysis, 6 trace to evidence (our listing feed, area comps, county records); 2 are standing conventions; 1 is derived from other inputs.
- Purchase price: our listing feed · corroborated
- Rent while you live in one unit: a standing area-research rule · single source
- Rent after you move out: a standing area-research rule · single source
- The rent you would pay on the never-buy path: a standing area-research rule · single source
- Property tax rate: local rent regulation · single source
- Unit count: county assessor records · corroborated
A standing convention is a deliberate modeling choice we apply to every deal. We flag it rather than dress it up as evidence.
What we could not verify
- How far these numbers could move: we run that spread only for the eight strongest properties in each ZIP, and this one was not among them. The cautious numbers above are the only ones we have for it.
Members on a paid plan can request verification.
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Record v2 · engine aafb236 · profile fha-house-hack