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| Address | Type | Beds/Baths | Sq Ft | Sold/List Date | Price | $/sqft |
|---|---|---|---|---|---|---|
| 1847 Marisol Ave (Subject) | Duplex | 4/2 | 2,073 | Active Nov 2025 | $1,060,000 | $511 |
| 631 Verbena Ave | Duplex | 3+studio/2 | 1,950 | Aug 2024 | $1,110,000 | $569 |
| 1290 Larkspur St | Duplex | — | — | Feb 2025 | $1,058,000 | — |
| 1902 Marisol Ave | Multi-family (4-unit) | 8/4 | 2,920 | Mar 2025 | $1,685,000 | $577 |
| 1044 Tulare St | SFH | 4/2 | 1,238 | Apr 2025 | $1,160,000 | $937 |
| 628 Juniper St | SFH | 3/2 | 1,610 | May 2025 | $1,068,000 | $663 |
Duplex comps ($569–$577/sqft) are the most relevant benchmark; SFH comps trade at a meaningful $/sqft premium.
Priced within fair-value range
List price $1,060,000 sits between the Redfin Estimate ($1,064,936) and a more conservative AVM valuation ($949,800), and matches direct duplex comps trading at $1,050,000–$1,065,000.
Market is cooling from 2025 peak
Sale-to-list ratio has fallen to 97.5% and only 12.5% of homes now sell above list (down from 71.4% a year prior); median days on market has risen from 12 to 66 days citywide.
$/sqft below area all-home median
At $511/sqft the subject is priced below the East Palo Alto all-home median of $799/sqft, though duplex comps typically trade in the $569–$577/sqft range.
Analyst Verdict
Our analysis suggests $1,060,000 sits fairly within the $1,020,000–$1,100,000 range for this duplex, supported by direct comps and the Redfin AVM. The market has cooled markedly since early 2025, so buyers may have room to negotiate below list, particularly given the property's 68-year-old roof and unconfirmed permit history.
| Population (2024) | 29,298 (-3.9% since 2020 Census) |
| Median Age | 28.8 years |
| Persons per Household | 3.5 |
| Foreign-Born | 44.1% |
| Same-House 1yr Ago (Tenure Stability) | 90.8% |
| Poverty Rate | 10.2% (below national 12.5%) |
Substantial new-construction pipeline nearby
The Ravenswood Business District Specific Plan authorizes up to 1,500 new housing units roughly 0.4 mi from the property, alongside recently opened affordable units, a signal of continued neighborhood change.
No full-service supermarket within walking distance
The nearest full grocery (Whole Foods, Trader Joe's) is 1.8–2.1 mi away; only a small market (Mega Mart, 0.37 mi) is walkable.
High resident tenure stability
90.8% of residents lived in the same house one year ago, indicating a stable resident base despite surrounding redevelopment pressure.
Rising incomes signal gentrification
Median household income rose 8.9% in one year to $113,493, consistent with broader Silicon Valley wealth spillover into the area.
| Item | Amount | Note |
|---|---|---|
| Current assessed value (2025) | $90,095 | Prop 13 basis, ~50-yr hold |
| Reassessed value at purchase | $1,060,000 | List price basis |
| Reassessed annual property tax | $16,613 | Effective ~1.57% (1% base + local bonds/overrides) |
| One-time supplemental tax bill | $5,000–$10,000 | Prorated catch-up bill, billed after close |
| Mello-Roos / CFD | $0 | None identified on this parcel |
| Voter-approved parcel tax (Measure HH) | $0 | Commercial-office-only tax; residential exempt |
| Documentary transfer tax (county + city) | $1,188 | $1.10/$1,000; no EPA city surtax confirmed |
| Escrow / title / inspection fees (est.) | $10,000–$15,000 | ~1–1.5% of price |
| Total cash to close (20% down) | $228,000–$250,000 | Down payment + closing costs + supplemental reserve |
Effective tax rate above typical range
Reassessed property tax is estimated at $16,613/yr, an effective rate of ~1.57%, above the typical 1.1–1.25% Prop 13 range, reflecting voter-approved local bonds/overrides layered on the 1% base.
One-time supplemental tax bill incoming
San Mateo County will issue a prorated supplemental assessment (est. $5,000–$10,000) covering the gap between the seller's Prop 13 basis ($90,095) and the new purchase-price basis.
No Mello-Roos, CFD, or applicable parcel tax
No CFD special tax was identified on this parcel; East Palo Alto's Measure HH parcel tax applies only to commercial offices over 25,000 sqft, this residential duplex is exempt.
Analyst Verdict
Our analysis puts the all-in cost of owning this duplex at roughly $40,600/yr once reassessed tax, insurance, utilities, and a maintenance reserve are layered in. In-place rents currently cover most of it, but budget for the one-time supplemental tax bill separately.
East of the crisis line
San Mateo County's fire marshal identifies insurance non-renewals as a risk specifically for residents west of Alameda de las Pulgas / US-101, this property is east of that boundary.
Statewide carrier withdrawals continue
State Farm, Allstate, Nationwide and Liberty Mutual have all paused or non-renewed CA policies; ZIP 94303 was not specifically targeted, but shop early.
Duplex occupancy may trigger surcharges
Multi-unit/rental dwellings are underwritten differently by some carriers, a broker specializing in 2–4-unit properties is recommended.
CEA earthquake coverage advisable
Given the confirmed liquefaction zone and high shaking-severity rating, CEA coverage is recommended at an estimated $800–$1,500/yr with 10–15% deductibles.
Analyst Verdict
Standard admitted coverage should be obtainable given the property's location east of the county's crisis zone, but the buyer should budget for CEA earthquake cover and shop specifically with insurers experienced in 2-unit dwellings.
Permit history could not be independently verified online
East Palo Alto processes permits via email/in-person only, a direct request to the Building Services Division is needed for a definitive history.
No discrepancy between assessor and listing
Assessor records (4 bed / 2 bath / 2,073 sqft) match the current MLS listing exactly, reducing the likelihood of a significant unpermitted conversion.
No open/expired permits identified
No online record of open code-enforcement cases or expired permits was found for this address.
68-year-old roof has no re-roof permit on file
The absence of a re-roof permit, combined with the assessor's "Year Renovated: 1957", suggests the roof may be original, cross-reference with structural.
Analyst Verdict
Research is limited for this dimension , East Palo Alto's permit records are not searchable online. The buyer should commission a formal permit-history report directly from the city's Building Services Division before close to rule out unpermitted work over the property's 68-year life.
| Stories | 1 (confirmed, resolves earlier soft-story ambiguity) |
| Foundation | Concrete perimeter and slab (confirmed) |
| Roof Material | Composition shingle (confirmed); age ~68 yrs (inferred) |
| Heating | Wall furnace (gas), no cooling |
| Lead Paint | Likely lead-based, pre-1978 |
| Asbestos | Likely lead-based, 1950s construction |
| Galvanized Plumbing | Likely lead-based |
| Polybutylene Plumbing | Unlikely (post-1978 material, predates this build) |
Roof is likely original and well past typical lifespan
No re-roof permit was found and the assessor's "Year Renovated" field reads 1957; composition shingle roofs typically last 20–30 years.
No soft-story or URM vulnerability
Confirmed: the building is a single-story structure with two side-by-side attached garages (not tuck-under parking), the classic soft-story condition does not apply.
Era-based hazardous materials likely present
Lead paint (pre-1978), asbestos (1950s flooring/insulation/roofing), and galvanized plumbing (standard 1940s–60s) are all likely lead-based and should be tested before renovation.
Analyst Verdict
Our analysis flags the roof as the most pressing near-term capital item, at ~68 years old with no re-roof permit on file, replacement (and era-typical lead/asbestos/ galvanized-pipe testing) should be priced into the offer, even though the single-story, non-soft-story structure is otherwise structurally conventional.
Easements and encumbrances could not be independently verified
The San Mateo County Recorder's online document search and GIS viewer could not be completed remotely, a preliminary title report is essential before close.
Title held in a family trust
Owned by trustees of a family trust; beneficial owners and trust conditions should be confirmed through escrow.
No HOA, condo, or PUD
This is a standalone duplex on a single parcel with no HOA dues and no CC&Rs for a common-interest development, not part of any HOA/condo/PUD, with no mandatory dues or shared-ownership obligations.
No liens or Mello-Roos lien identified
No recorded liens or Community Facilities District liens were found in available records.
Full statutory disclosure package applies
Expect a TDS, NHD report, a federal lead-based-paint disclosure (pre-1978 build), and the mandatory Megan's Law database notice.
Analyst Verdict
Our analysis finds nothing that clouds title on the record reviewed, but the county recorder's easement and lien data could not be pulled remotely, treat the preliminary title report, not this summary, as the final word before removing contingencies.
| Distance to Nearest Active Fault | ~7 mi (San Andreas) |
| Alquist-Priolo Zone | Not within zone |
| Liquefaction Zone | Yes, CGS-mapped |
| Landslide Zone | No |
| Local Retrofit Ordinance | None found applicable to this structure type |
Outside the Alquist-Priolo Earthquake Fault Zone
The property sits roughly 7 miles from the San Andreas Fault and is not within a mapped AP Special Studies Zone.
Confirmed liquefaction hazard zone
The parcel is within a State-mapped Seismic Hazards Mapping Act liquefaction zone; the Bayside/US-101 / San Francisquito Creek corridor soils are specifically flagged as liquefaction-prone.
High expected shaking severity
The city's Safety Element states all of East Palo Alto would likely experience severe ground shaking in a large earthquake, with a 27% probability of a M6.7+ San Andreas event in 30 years.
Analyst Verdict
Our analysis treats the liquefaction-zone finding as the key seismic risk here, not fault proximity, combined with a high shaking-severity rating for the whole city. CEA earthquake coverage is a prudent, relatively low-cost addition given the building's otherwise favorable single-story, non-soft-story profile.
Not designated a Fire Hazard Severity Zone
Cal Fire and the city's own Safety Element confirm East Palo Alto, including this parcel, is not classified Moderate/High/Very-High FHSZ.
Not within a Wildland-Urban Interface
The city's Draft Safety Element states plainly: East Palo Alto has no WUI area, the nearest WUI is the Palo Alto Foothills, ~3–4 miles west.
No PRC 4291 / defensible-space obligations
These state requirements apply only in Very-High FHSZ, which does not apply here.
Regional wildfire smoke exposure is a real seasonal issue
Although direct burn risk is negligible, the city acknowledges smoke from regional wildfires can push air quality to unhealthy levels each fire season, see the climate section for the 30-year trend.
Analyst Verdict
Our analysis finds this property carries minimal direct wildfire risk, it is not in a designated hazard zone, not in the WUI, and has no defensible-space obligations. The more relevant fire-season concern is smoke transport from regional fires, addressed in the climate section, not the structure's direct exposure.
| First Street Flood Factor | 1/10 (Minimal) |
| City-Referenced FIRM Panel | 06081C0307F (effective 4/5/2019), shows Zone AE nearby |
| % of City Land in Floodplain | ~49% |
| Historical Flooding | 1997–98 El Niño flooding prompted a temporary flood wall near Marisol Ave |
| NFIP CRS Class | Class 7 (15% discount) |
FEMA flood-zone letter is unconfirmed and sources conflict
First Street rates the parcel "Minimal" (suggesting Zone X), but the city's Safety Element and a SAFER Bay Project document reference FIRM panel 06081C0307F showing Zone AE for nearby borings in the same Marisol neighborhood, a formal FEMA flood-zone determination is a must-do.
Property sits in a city-flagged flood-vulnerable neighborhood
The Marisol neighborhood, between San Francisquito Creek and US-101, is explicitly named "particularly vulnerable to flooding"; a 600-foot temporary flood wall was built along Marisol Ave itself after 1997 El Niño flooding.
No federal flood-insurance mandate under current rating
Given the Minimal First Street rating and the city's NFIP CRS Class 7 status (15% discount if purchased), a lender is unlikely to require flood insurance, reconfirm once the exact zone letter is obtained.
Analyst Verdict
Our analysis cannot resolve a genuine conflict in the research: First Street rates this parcel's flood risk Minimal, while city planning documents reference an AE designation for the immediate Marisol neighborhood and note a flood wall on this very street. Order a formal FEMA Elevation Certificate / flood-zone determination before close.
Multiple LUST/tank sites potentially within 0.5 miles
An aggregator lists several tank/LUST addresses within or near the 0.5-mile radius; the CA GeoTracker portal was blocked during research, so open/closed status could not be confirmed, a Phase I ESA is warranted.
Elevated vapor-intrusion risk regionally
The nearby Ravenswood Business District has 17 open and 6 closed contaminated sites with documented groundwater VOC/metals contamination; a Phase II soil-vapor test is warranted.
Moderate radon potential
San Mateo County, including East Palo Alto, is EPA Radon Zone 2 (predicted average indoor levels of 2–4 pCi/L), testing is recommended regardless of zone.
Analyst Verdict
This is not a confirmed "no sites within radius" finding, it is the opposite. The property sits inside a documented Environmental Justice community with a real pollution legacy, and several LUST/tank addresses couldn't be status-verified due to a blocked database. Our analysis recommends a Phase I ESA as a pre-close condition, not an optional extra.
Severe wildfire-smoke exposure is the standout risk
First Street rates the Air Factor "Severe", the highest of any climate factor here, driven by regional wildfire smoke (the 2020 CZU Lightning Complex triggered 25 consecutive alert days); the trend is worsening.
Extreme heat days set to double by mid-century
Days above 90°F are projected to roughly double from ~7/yr today to ~14/yr within 30 years; the property has no cooling system installed.
Parcel-level flood factor is Minimal
Despite the city's broader flood vulnerability (see s-flood), First Street rates this specific parcel's 30-year flood risk as Minimal.
Analyst Verdict
Our analysis flags wildfire smoke, not direct fire or flood, as this property's most material forward-looking climate risk, a "Severe" Air Factor with a worsening trend, compounded by heat days projected to double by mid-century on a home with no existing cooling system.
| School | Level | GreatSchools | Distance |
|---|---|---|---|
| Los Robles-Ronald McNair Academy | Elementary (K-5) | 4/10 | 0.5 mi |
| Ravenswood Comprehensive Middle | Middle (6-8) | 4/10 | 1.5 mi |
| Menlo-Atherton High | High (9-12) | 8/10 | 2.3 mi |
| The Primary School (private) | PK-5 | — | 0.4 mi |
| Aspire East Palo Alto Charter | Charter (K-8) | 3/10 | 1.0 mi |
| Silicon Valley International School (private) | PK-12 | — | 0.5 mi |
Assigned elementary and middle schools score well below average
Both Los Robles-Ronald McNair Academy and Ravenswood Comprehensive Middle rate 4/10 GreatSchools and C/C+ Niche, with single-digit CAASPP proficiency, a material consideration for K-8 academics.
Ravenswood offers open elementary enrollment
Since 2020–21, families may choose any district elementary school regardless of home address, reducing (though not eliminating) boundary risk.
Strong assigned high school
Menlo-Atherton High rates 8/10 GreatSchools / Niche A, with 92% graduation and 36% AP enrollment , a genuine positive for resale and family buyers.
No evidence of pending boundary changes
No proposed rezoning or attendance-boundary changes were identified for either district.
| Category | Rate |
|---|---|
| Theft / Larceny | 1,470 |
| Motor Vehicle Theft | 458 |
| Aggravated Assault | 372 |
| Robbery | 195 |
| Burglary | 141 |
| Rape | 38 |
| Murder | 6 |
Violent crime among the highest in the US for communities of all sizes
NeighborhoodScout ranks East Palo Alto's violent crime rate (607/100k) 69% above the national average and 25% above California's; robbery is 3.5x and rape is 2.5x the national rate.
Motor vehicle theft notably elevated
At 458/100k, motor vehicle theft is 77% above the national average, a 1-in-218 annual chance per NeighborhoodScout.
Property crime closer to state/national norms
At 1,920/100k, property crime is only 9% above the national average and slightly below the California average.
Several registered offenders within 0.3–0.8 miles
Third-party aggregators list registered sex offenders in the immediate area; confirm exact distances via the official California Megan's Law site.
Analyst Verdict
Elevated violent crime is this property's clearest personal-safety and resale headwind, 69% above the national average and among the highest in the US. Property crime, by contrast, is broadly in line with state norms. Weigh this against the strong assigned high school and rental economics.
| Drive to Stanford University | 5–8 min |
| Transit to Stanford (Route 281) | 15–20 min |
| Drive to San Francisco | 35–50 min via US-101 |
| Combined Noise Exposure (CNEL) | ~59 dBA, below CA's 65 dBA threshold; US-101 is the dominant source, aircraft adds <1 dBA |
| EV-Charging Feasibility | High, attached garages have existing 120V wiring; Level 2 install is straightforward |
On-site parking confirmed
Each unit has its own attached garage, combined with off-street parking, 4 total spaces, plus legal street parking.
Combined noise exposure is moderate, not severe
Total CNEL near the property is ~59 dBA , dominated by US-101, with aircraft (SFO/Palo Alto Airport) adding less than 1 dBA. Below California's 65 dBA significance threshold.
Transit score is low despite good bus coverage
Redfin's non-standard transit rating is just 3/10, though 4 SamTrans routes stop within 0.2–0.7 miles, a car remains advisable for most trips.
Analyst Verdict
Strong car-based access to the region's job centers (Stanford 5–8 min), ample on-site parking, and easy EV upgrades offset a genuinely limited fixed-transit picture. Livability here is car-first but well-located.
| Water Provider | City of East Palo Alto (operated by Veolia), sourced from SFPUC Hetch Hetchy |
| Water Rate (fixed, per meter) | ~$36.73/mo + $0.65/ccf usage (2025 rate) |
| Sewer Provider & Cost | East Palo Alto Sanitary District, ~$665/unit/yr ($1,320/yr for this duplex) |
| Electric/Gas Provider | PG&E; gas wall-furnace heating, electric cooktop, no A/C |
| Solar | None present, no lease/PPA to assume |
| Rough Annual Utility Cost | $6,620–$9,600/yr (2-unit duplex estimate) |
| Broadband Providers | AT&T Fiber & EarthLink Fiber (up to 5 Gbps), Xfinity (up to 1 Gbps, broadest coverage) |
Municipal water and sewer, no well/septic risk
Served by City of East Palo Alto (Veolia) water and EPASD sewer, no private well or septic maintenance/compliance burden.
No leased solar to assume
No solar panels, lease, or PPA were found on the current listing, no title/assumption complication for a buyer.
Low PSPS exposure
This urban, bay-adjacent, flat location is not in the CPUC's elevated-to-extreme wildfire-risk tiers that drive most PG&E shutoffs.
Confirm water metering configuration
Unclear whether the duplex has one shared meter or two individual meters, this materially affects the fixed water charge and should be confirmed before close.
| Legacy Zoning Code (Listing) | R20000 → maps to R-LD |
| Minimum Parcel Area (R-LD) | 5,000 sqft; this lot is 5,550 sqft |
| Height / FAR Limits | 2 stories / 28 ft; FAR 0.55 |
| Overlay Zones | None confirmed applicable to this parcel |
Existing duplex use appears legally nonconforming
The parcel is zoned R-LD (Single-Family Residential), and the 2016 Development Code does not permit two-family dwellings in R-LD, only R-MD/R-HD/R-UHD zones allow duplexes. Confirm nonconforming status with the city before relying on it for rebuild or expansion rights.
ADU addition remains possible
Accessory Dwelling Units are permitted by-right in all residential zones including R-LD, offering income upside independent of the nonconforming duplex issue.
Active redevelopment nearby will change the area
Three significant projects are under review within roughly 0.5–1 mile, signaling substantial neighborhood change over the next 5–10 years.
Analyst Verdict
The legally nonconforming duplex use is the single most important zoning fact here, it doesn't stop current use, but it constrains rebuild/expansion rights and can complicate financing. Obtain a written zoning-verification / nonconforming-use letter from the city before removing contingencies.
Meaningful rent upside at turnover
Current in-place rent ($52,283/yr combined) is 25–30% below market rent implied by same-block comps , a value-add opportunity as units turn over.
East Palo Alto rent stabilization is stricter than AB 1482
Both units are fully covered by the city's ordinance; annual increases are capped at the Annual General Adjustment (2.2% for 2025–2026).
Short-term rentals are legally possible but taxed and licensed
STRs under 30 days require a 14% Transient Occupancy Tax and a City Business License; a 2.5% gross-receipts tax applies to all residential rental income.
Cross-reference zoning nonconformity
Because the existing duplex use may be legally nonconforming under R-LD zoning (see s-zoning), confirm status before assuming continued as-of-right multi-unit rental operation.
Analyst Verdict
Our analysis sees this as a cashflow-oriented hold with genuine rent-reset upside, net yield could nearly double from 2.4% to ~4.5% at market rents, but the stricter local rent cap will slow that reset for sitting tenants, and the zoning-nonconformity flag adds a layer of diligence an investor should not skip.
Duplex product type narrows the buyer pool
Two-unit properties appeal primarily to investors and multigenerational households, this typically adds 9–18 days to time-to-sell versus a comparable single-family home.
Unresolved flood-zone conflict is a live disclosure and financing risk
Conflicting sources on FEMA zone status must be resolved before a future buyer's lender will finalize financing.
Cash-buyer share near the national average
At an estimated 18–22% (vs 32.6% nationally), roughly 4 in 5 buyers need financing, making the pool sensitive to rate moves and financing frictions.
Strong underlying demand fundamentals
Proximity to Stanford/Silicon Valley job centers and constrained regional supply support resale demand even with the structural constraints noted.
Analyst Verdict
Our analysis sees moderate-to-elevated forward liquidity risk here, not because of weak underlying demand, but because the duplex product type stacks with two unresolved diligence items (flood-zone letter, zoning nonconformity) that a future buyer's lender will also want resolved. Clearing both before marketing will materially widen the eventual buyer pool.
Cautious
This East Palo Alto duplex combines genuine rental income and location upside, access to Stanford/Silicon Valley job centers and a strong assigned high school, with a stack of real diligence gaps: violent crime 69% above the national average, an unresolved conflict over the parcel's FEMA flood-zone status, a likely legally nonconforming duplex use under R-LD zoning, and a documented regional contamination legacy with unverified LUST-site status within 0.5 miles. The all-in annual cost of ownership is approximately $40,613. Before removing contingencies, the buyer's single highest-priority action is obtaining a formal FEMA flood-zone determination and a city zoning nonconformity letter.
Elevated violent crime (s-crime)
69% above the national average and among the highest in the US; multiple registered offenders within 0.3–0.8 miles.
Unresolved contamination status nearby (s-environmental)
Multiple LUST/tank addresses within ~0.5 miles with unconfirmed open/closed status; a Phase I ESA is recommended.
Flood-zone conflict & nonconforming use (s-flood / s-zoning)
FEMA zone sources conflict, and the duplex use appears legally nonconforming under R-LD, both affect financing and resale.
68-year-old roof, no permit history (s-structural)
Likely-original roof plus era-typical lead/asbestos/galvanized-pipe exposure; near-term capital item.
Not in a wildfire hazard zone (s-wildfire)
No Cal Fire FHSZ designation, no WUI exposure, no defensible-space obligations.
Strong assigned high school (s-schools)
Menlo-Atherton High, 8/10 GreatSchools, 92% graduation, a genuine resale and family-buyer draw.
Rent-reset upside (s-rental)
In-place rents 25–30% below market; net yield could nearly double at turnover.
Priced within fair value (s-market)
$1,060,000 list sits within the $1,020,000–$1,100,000 fair-value range, supported by direct duplex comps and the Redfin AVM.
| Action | Why It Matters | Est. Cost | When |
|---|---|---|---|
| Order a formal FEMA flood-zone determination / Elevation Certificate | Resolves a direct conflict between "Minimal" parcel risk and city documents referencing Zone AE nearby, affects insurance mandate and financing | $150–$500 | Before removing contingencies |
| Confirm zoning nonconformity status of the duplex use with the city | R-LD zoning does not list two-family dwellings as permitted; status affects rebuild/expansion rights and wider comfort | $0–$500 | Before removing contingencies |
| Commission a Phase I Environmental Site Assessment | Multiple LUST/tank addresses within ~0.5 mi have unconfirmed status; the area has a documented contamination legacy | $1,500–$3,000 | Before close |
| Request full permit history from City Building Services | No online permit portal exists; assessor/listing match but a definitive permit history is unconfirmed | $0–$200 | Before close |
| Professional roof inspection / re-roofing quote | Roof is ~68 years old with no re-roof permit on file, a near-term capital item and insurance factor | $500 inspection; $12,000–$18,000 if replaced | Before close / Year 1 |
| Get a bound insurance quote (H/O + CEA) from a multi-unit broker | Confirms admitted-market availability and locks in the ~$5,200/yr estimate before waiving the insurance contingency | $0 | Before removing contingencies |
| Test for lead, asbestos, and galvanized plumbing before renovation | Era-based (1957) hazards likely present; affects renovation cost/timeline and occupant safety | $300–$600 | Before/at renovation planning |
| Request current rent roll and lease terms from seller | Confirms whether below-market rent reflects rent-controlled sitting tenants vs vacancy, shaping the realistic pace of rent reset | $0 | Before close |
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