What's a realistic San Ramon cap rate?
B-class SFR: 3.5-4.5%. Small-multifamily: 4.0-5.5%. Anything claiming 7%+ in San Ramon is either C-class neighborhood or pro-forma fiction.
For San Ramon investors
San Ramon 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.
San Ramon stats: median $1,750,000 · $745/sqft · 13 DOM.
Why San Ramon for investors
Suburban-corporate with one of the largest corporate campuses in the East Bay (Bishop Ranch). Golf courses, top schools, mature subdivisions.
Roger\'s read: Dougherty Valley catchment is the school driver. Country Club area trades on golf-course adjacency. Bridges (San Ramon Hills) has views.
San Ramon investor FAQ
Does San Ramon 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 San Ramon?
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 San Ramon?
Roger's 18-year East Bay + Peninsula network surfaces 1-in-4 deals before they hit MLS. Investors avoid bidding wars there.