# 1626 46th Ave · The Rent Hacker > Underwriting record for 1626 46th 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-un9xxc/1626-46th-ave/ Source: The Rent Hacker (https://therenthacker.com/). License: RSL, attribution required — https://therenthacker.com/license.xml --- Evaluated # 1626 46th Ave Beats renting and index funds on our cautious numbers, but by too little to survive an ordinary rent shortfall. It passed the math, not our bar. 94601 · East Bay Underwritten as of 2026-10-07 · record v16 **Published at our defaults:** House-Hack wins by $38,277 · S&P breakeven 10.5% · crash floor 1.9% full underwriting, cautious case C C — wins the cautious case, but the S&P 500 only needs 10–13% a year to tie. [Run your own numbers on any building →](/calculator/) ## The three cases Conservative Base Optimistic Verdict House-Hack House-Hack House-Hack Margin vs the S&P path +$38,277 +$245,343 +$419,271 Rent while you live in one unit $2,200/mo $2,450/mo $2,550/mo Rent after you move out $4,400/mo $4,900/mo $5,100/mo Modeled appreciation 2.5%/yr 4.0%/yr 5.5%/yr Repairs allowance $15,000 $8,000 $0 S&P breakeven 10.5% 12.7% 14.3% Crash floor 1.9% 0.1% \-0.9% Wealth at year 10 $1,153,876 $1,360,942 $1,534,870 If you sold at year 10 $1,120,274 $1,322,086 $1,490,031 Conservative leads; base and optimistic are the accompanying range, never the headline. Margin is vs. investing the same money in the S&P 500; the S&P breakeven is the yearly stock return that would tie it, and the crash floor is the yearly appreciation below which the deal loses. Wealth at year 10 counts home equity at full value; the sold line subtracts selling costs. [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 $525,000 Units 2 Beds / baths 4 / 3 Square feet 1,360 Year built 1918 Property type Multi-Family Days on market 20 Neighborhood Fruitvale Transit Village corridor Strategy lane multi-unit hybrid (owner occupies one 2BR flat of two, rents the other; Phase 2 both flats rented) Nearest catalyst Fruitvale BART station (0.78 mi) Modeled appreciation 4.0%/yr Unit count verified: 2 units, corroborated by the listing itself. multi-unit hybrid (owner occupies one 2BR flat of two, rents the other; Phase 2 both flats rented) — Fruitvale Transit Village corridor · 0.78 mi from Fruitvale BART station. ## 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 −$188,556 Median window 2014→2024 +$253,834 Best window 1996→2006 +$1,035,349 8 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 $221,407 behind the never-buy path; the deepest point comes in year 7, $292,862 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 15 inputs behind this analysis, 8 trace to evidence (our listing feed, area comps, county records); 4 are standing conventions; 2 are 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**: area rent comps and research bands · single source - **The rent you would pay on the never-buy path**: area rent comps and research bands · single source - **Property tax rate**: county assessor records · 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. ## 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 v16 · 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 Oakland: [Fruitvale / lower San Antonio (94601)](/house-hacking/oakland-fruitvale-94601/) · [East Bay guide](/house-hacking/east-bay/)