# 400 Bissell Ave · The Rent Hacker > Underwriting record for 400 Bissell Ave (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-m8lqha/400-bissell-ave/ Source: The Rent Hacker (https://therenthacker.com/). License: RSL, attribution required — https://therenthacker.com/license.xml --- Evaluated # 400 Bissell Ave At our cautious numbers, renting and putting the same money in index funds comes out ahead. It did not pass our bar. 94801 · East Bay Underwritten as of 2026-10-07 · record v17 **Published at our defaults:** loses to the S&P, behind by $518,172 · S&P breakeven 1.2% first-pass screen [Run your own numbers on any building →](/calculator/) [Open these numbers in the calculator →](/calculator/#i=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) Every slider starts at this page's inputs; change any of them and the verdict re-runs at yours. ## Property facts Asking price $1,300,000 Units 4 Beds / baths 12 / 6 Square feet 3,550 Year built 1919 Property type Multi-Family Unit count verified: 4 units, corroborated by the listing itself. ## 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 Contra Costa 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 −$1,624,600 Median window 1984→1994 −$242,586 Best window 1996→2006 +$2,124,072 24 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 $1,487,243 behind the never-buy path; the deepest point comes in year 10, $1,487,243 behind. These windows track Contra Costa County as a whole. Within the county, individual ZIPs' realized 10-year outcomes typically differed from the county's by about ±1.0 points/yr — one zip-decade in ten differed by ±2.2 points/yr or more, and the largest gap since 1976 was 3.7 points/yr. A specific building varies more than its ZIP, not less. ## Where these numbers come from Of the 10 inputs behind this analysis, 5 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**: area rent comps and research bands · single source - **Rent after you move out**: an unclassified source · no independent witness - **The rent you would pay on the never-buy path**: area rent comps and research bands · single source - **Property tax rate**: our listing feed · single source - **Unit count**: our listing feed · 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 v17 · engine aafb236 · profile fha-house-hack Next ## This is one row of the East Bay board. The run of October 7, 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 Richmond: [Downtown / Iron Triangle / Point Richmond (94801)](/house-hacking/richmond-94801/) · [East Bay guide](/house-hacking/east-bay/)