What's a realistic Richmond cap rate?
B-class SFR: 3.5-4.5%. Small-multifamily: 4.0-5.5%. Anything claiming 7%+ in Richmond is either C-class neighborhood or pro-forma fiction.
For Richmond investors
Richmond investment property realtor — real underwriting, no pro-forma fiction.
Roger Grubb specializes in Bay Area small-multifamily and SFR-rental underwriting. He has closed Richmond duplexes, Concord triplexes, and Oakland 4-unit properties. He underwrites on actual rents and actual carrying costs — not Zillow estimates. (510) 504-0402.
Richmond stats: median $695,000 · $480/sqft · 17 DOM.
Why Richmond for investors
A working-class city with deep history and pockets of beauty (Point Richmond, Marina Bay) being rediscovered. Where Roger’s current duplex listing on Van Fleet Ave lives.
Roger\'s read: The Annex (where the Van Fleet listing lives) is quietly one of the best value-per-sqft plays in the inner East Bay. Point Richmond holds value through downturns better than the rest of the city.
Richmond investor FAQ
Does Richmond cash flow work at 25% down?
Year 1 typically no. The math works on 5+ year holds with rent growth + appreciation + principal paydown.
Can I 1031 into Richmond?
Yes. Roger works with two qualified intermediaries and has hit 45-day identification windows under tight conditions.
How do I find off-market deals in Richmond?
Roger's 18-year East Bay + Peninsula network surfaces 1-in-4 deals before they hit MLS. Investors avoid bidding wars there.