Investment Overview

The De Anza Sands and De Anza Sands West Apartments represent a rare opportunity to acquire a well-maintained, 31-unit multifamily portfolio across two contiguous parcels in the high-demand East Bay community of El Sobrante, California. Located at 4666 and 4670 San Pablo Dam Road, the properties offer a compelling unit mix, strong operational fundamentals, and proximity to key employment and lifestyle recreation and outdoors. De Anza Sands West, located at 4666 San Pablo Dam Road, consists of fifteen one-bedroom/one-bath units built circa 1962 (per public records) on a 0.3-acre parcel. Adjacent to the west, De Anza Sands at 4670 San Pablo Dam Road features sixteen spacious two-bedroom/one-bath units built circa 1960 on a larger 0.55-acre parcel arranged around a central courtyard. Both buildings are constructed of durable wood frame and stucco and feature selectively upgraded dual-pane windows for improved energy efficiency. The property has been carefully maintained by long-term ownership, with recent exterior improvements and unit renovations completed upon tenant turnover. Residents benefit from on-site laundry facilities, ample off-street parking in a large rear and side lot, and low-maintenance landscaping. The asset also benefits from separately metered gas and electricity for all units, ensuring stable and predictable operating expenses for ownership. Further income potential exists with the implementation of RUBS utility bill-back program by a new owner. Strategically located in unincorporated Contra Costa County, the property falls under statewide rent control (AB 1482), allowing for annual rent increases of 5% plus CPI—offering attractive income growth potential. The community provides an ideal mix of small-town charm and accessibility, with convenient access to Highway 80 via both the Appian Way and San Pablo Dam Road exits. The nearby El Sobrante Sikh Center provides a key driver for the local population and is walkable, or just 4-minutes by car. Tenants enjoy quick public transportation connections to major employment hubs in Oakland, Berkeley, Richmond, and Walnut Creek, as well as numerous local amenities including restaurants, cafes, grocery stores, and retail centers along San Pablo Dam Road. A nearby bus stop further enhances access for transit-dependent residents. Offering intrinsic value, strong in-place cash flow, and long-term upside, the De Anza Sands Apartments provide an excellent opportunity for investors seeking stable, demand-driven workforce housing in the Bay Area’s supply-constrained multifamily market.