Sold Price
$1.40M
List: $1.34M
$873/sqft
AI Fair Market Value
$1.38M
Suggested Offer Range
$1.32M - $1.42M
Based on 12 multi-family comps in 95125 zip code over past 90 days. Multi-family properties in this area averaging $873/sqft. Property sold for $1.4M (4.5% above list), indicating strong buyer demand.
Disclosure Analysis
This 1954 multi-family property shows typical age-related concerns. The dual-unit configuration requires careful review of rental income potential and zoning compliance. Foundation and plumbing are primary areas to investigate given the 70+ year age.
Red Flags (4)
Original Cast Iron Plumbing
Main sewer line is original cast iron from 1954. Video inspection recommended before closing. Replacement cost if needed: $15,000-25,000 for trenchless, $30,000-45,000 for traditional.
Source: Pest Report - Page 6
Foundation Crack - South Wall
Horizontal crack noted on south foundation wall measuring approximately 3/16 inch. Seller states crack has been stable for 5+ years. Recommend structural engineer evaluation ($400-600).
Source: TDS - Page 4, Section 8
Dual-Unit Permit Status
Property listed as multi-family. Verify both units have proper permits and meet current ADU/rental regulations. Non-conforming units may affect financing or insurance.
Source: SPQ - Page 2
Earthquake Zone
Property is 2.3 miles from Hayward Fault. Standard seismic hazard zone. Foundation not retrofitted. Earthquake insurance recommended (~$1,200/year at this value).
Source: NHD - Page 3
Recommendations
- ✓Order sewer line video inspection ($300-500) before removing contingencies
- ✓Get structural engineer evaluation of foundation crack
- ✓Verify dual-unit permit status with San Jose Planning Department
- ✓Request copies of current rental agreements if units are tenanted
- ✓Budget for foundation retrofit ($8,000-15,000) if not completed
Environment Analysis
Overall Score
72/100
Safety
68/100
SafeNoise Level
68/100
Road: 55
Schools
85/100
3 nearby
Safety Details
Jurisdiction: San Jose
Incidents (1km radius): 156 in 365 days
Rate: 8.2 per 1,000 residents
• Crime rate slightly above San Jose average
• Most incidents are property crimes (vehicle break-ins)
• No violent crimes reported within 500m in past 6 months
Nearby Schools
Blackford Elementary School
elementary • 0.5 mi
Monroe Middle School
middle • 1.9 mi
Del Mar High School
high • 1 mi
Superfund Site: Lorentz Barrel & Drum (3.2km away)
Risk Score: 8/100 (low)
Feng Shui Analysis
Overall Score
70/100
Facing Direction
225°
Southwest
Road Sha Score
75/100
1 issues
Overall: Period 9 chart shows balanced energy for multi-family use
Advice: Southwest facing favorable for rental income. Consider enhancing the front entry with plants.
Water: No significant water features nearby - neutral impact
Roads: Minor T-junction to north, place protective element near front door
Market Comparable Analysis
Avg Sold Price
$1.38M
Avg $/Sqft
$875
Active Listings
8
Sold (90 days)
12
Market Insights
AI Summary
Property sold above asking, reflecting strong demand for multi-family homes in this school district. List price of $1.34M was below market - final sale at $1.4M aligns with comps.
Offer Strategy
Property already sold at $1.4M - use as comp reference
For similar properties: Start 2-3% below list with strong contingencies
Sewer inspection contingency is essential for 1950s homes
Multi-family demand high - expect competition from investors
Consider pre-inspection to strengthen offer competitiveness
Questions to Ask
What is the current rental income from both units?
When was sewer line last scoped or repaired?
Are both units legally permitted as separate dwellings?
Has foundation crack been evaluated by structural engineer?
What are current lease terms for tenants (if occupied)?
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