# 858 Pine St · The Rent Hacker

> Underwriting record for 858 Pine St (East Bay): the published verdict at The Rent Hacker's defaults, plus a calculator that reruns it at your numbers.

Canonical: https://therenthacker.com/property/rh-fkkbbb/858-pine-st/
Source: The Rent Hacker (https://therenthacker.com/). License: RSL, attribution required — https://therenthacker.com/license.xml

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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

[Run your own numbers on any building →](/calculator/)

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.

## Want this for an address you pick?

Every week we underwrite this metro’s 2-4 unit listings against the S&P and publish the [whole board](/board/), with the reason on every one we rejected.

[Or look up a specific San Francisco address](/lookup/)

## Want this analysis for another address?

Any San Francisco address, underwritten the same way — cautious rents, the registry, the S&P line.

[Underwrite an address →](/lookup/)

A full report like this one, for an address you pick: Underwrite an address — $79, delivered within one business day.

Record v2 · engine aafb236 · profile fha-house-hack

Next

## This is one row of the East Bay board.

The run of August 26, 2026 put every two-to-four-unit listing in East Bay through the same comparison. The rest of the board, losers and rejections included, is one page.

[See the East Bay board](/board/sf-east-bay/) [Underwrite one address for $79](/lookup/#underwrite) [Take the pass, $49/mo](/checkout/?tier=pass&r=eb)

In our guide to house hacking Oakland: [West Oakland / Jack London / Prescott (94607)](/house-hacking/west-oakland-94607/) · [East Bay guide](/house-hacking/east-bay/)