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2887 Westchester Dr
San Ramon, CA

2887 Westchester Dr

$1,768,888
4 bd • 4 ba • 2,775 sf

This analysis was generated by artificial intelligence on 1/28/2025. It is for entertainment purposes only and should not be considered as real estate or investment advice.

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AI Property Analysis

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List Price

$1,768,888

Price/Sq.Ft

$637

Year Built

1969

AI Property Analysis

A comprehensive evaluation of this property's features, market position, and investment potential.

The Good

• Excellent school district: The property is located near highly-rated public schools (all 9/10), making it very attractive for families with children. This is a major selling point that drives up property values in San Ramon. • Upgraded and well-maintained: The property has been meticulously maintained and upgraded throughout, featuring an updated kitchen with stainless steel appliances, marble bathrooms, and a finished garage. This reduces the need for immediate renovations. • Spacious layout: With 4 bedrooms, 4 bathrooms, and a bonus room, the property offers ample living space for families. The flexible layout, including a formal dining/living area and potential for an en-suite, caters to various needs. • Large outdoor spaces: The property boasts a large, enclosed side yard, a private backyard with pavers and artificial grass, and a garden area. This is a significant benefit in a suburban setting, offering space for recreation and relaxation. • Convenient location: The property is within walking distance of all grades of schools and parks, and a short drive from shopping, services, and entertainment. This enhances the property’s appeal for families and those seeking convenient access to amenities. • Move-in ready: The home is in move-in ready condition, requiring no immediate updates or repairs. This is a significant benefit for buyers who prefer not to deal with renovations. • Desirable neighborhood: The property is located in a desirable neighborhood in San Ramon, known for its good schools, safety, and community amenities. This contributes to the property’s overall value and appeal. • Functional upgrades: Upgrades such as a Fisher & Paykel drawer dishwasher, double oven, and updated bathrooms add to the convenience and marketability of the property.

The Bad

• High price per square foot: At $637.44/sqft, the property is expensive compared to the national average, although it is somewhat in line with San Ramon's premium market. This high cost may deter some buyers. • Older construction: Built in 1969, the property is over 50 years old. While it has been upgraded, older homes may come with higher maintenance and repair costs over time, including risks associated with outdated plumbing, electrical, and HVAC systems. • Moderate flood risk: The property’s flood risk score of 3/10, though not severe, requires flood insurance and potential mitigation efforts. This adds to the overall cost of ownership. • Limited single-level living: The multi-level layout of the home may not be suitable for buyers seeking single-story homes or those with mobility issues. • High property taxes: As a result of the high purchase price, property taxes will be substantial, adding significantly to the monthly housing costs. • Potential for higher utility costs: Older homes may be less energy-efficient, leading to higher utility bills compared to newer constructions. • Competition in the market: San Ramon’s real estate market is highly competitive, with limited inventory, leading to bidding wars. This can drive up the final purchase price. • Limited investment potential: Given the high purchase price and moderate rental rates, the property may not offer a significant return for investors focused on cash flow. The property is more suitable as a primary residence rather than an investment property.

The Ugly

• Severe air quality risk (9/10): The property is in an area with extreme air quality risks, including 19 bad air days per year. This poses a health risk and may require additional expenses for air purification systems. • High insurance costs: The combination of moderate flood risk and major fire risk results in significantly higher insurance premiums. The estimated annual insurance cost of $6,367.9968 is substantial, increasing the monthly cost of ownership. • High total cost of ownership: The high purchase price, combined with property taxes, insurance, potential HOA fees, and the need for regular maintenance, contributes to a very high total cost of ownership. This is a significant concern for budget-conscious buyers. • Potential for costly repairs: Despite the upgrades, the age of the home (built in 1969) means there is a potential for costly repairs related to aging systems and components. • Limited energy efficiency: Older homes often have less efficient insulation and windows, which can result in higher energy bills. This can increase the cost of ownership and impact the property's sustainability. • Reliance on central HVAC: The property relies on forced air and central air conditioning, which may not be the most energy-efficient systems. Upgrading to a more efficient system could be costly. • Microclimate issues: San Ramon has varied microclimates, and this property’s specific location may experience hotter summers and cooler winters, impacting comfort and utility costs. • Limited long-term appreciation potential: While San Ramon is a desirable area, the property's high purchase price may limit its long-term appreciation potential, especially if the real estate market cools down. This is particularly relevant when compared to newer, more energy-efficient homes in the area.

Who is this property for?

These details are presented solely for entertainment purposes and are not meant to steer or limit any prospective buyer.

Best For

• Families seeking top-rated schools: The property is within walking distance of Neil A. Armstrong Elementary (9/10), Pine Valley Middle (9/10), and California High School (9/10), making it ideal for families prioritizing education. • Buyers who value turnkey homes: The property has been meticulously maintained and upgraded with features like an updated kitchen, marble bathrooms, and a finished garage, minimizing immediate renovation needs. • Buyers needing flexible living spaces: With a bonus room, formal living/dining area, and multiple bedrooms, the home caters to families needing adaptable spaces for work, play, and guests. The potential for an en-suite in the rear bedroom also provides future customization options. • Buyers who enjoy outdoor living: The property features a large, enclosed side yard, a private backyard with pavers and artificial grass, and a garden area, suitable for families who enjoy outdoor activities and landscaping. • Buyers who appreciate convenience: The home is conveniently located within walking distance of schools and parks, and a short drive from shopping, services, and entertainment, making daily errands and activities easily accessible. • Buyers with a household income of $300,000+ who can comfortably manage the monthly ownership costs, which could be ~$10,000-$12,000 per month including mortgage, taxes, and insurance. This assumes a 20% down payment and a 7% interest rate, and is based on the current median income in the area.

Not For

• First-time homebuyers: The high price point ($1,768,888) and intense competition in San Ramon make it a challenging market for first-time buyers. The property's cost is significantly above the national median home price and requires a substantial down payment. • Budget-conscious buyers: The estimated monthly ownership costs (including mortgage, property taxes, insurance, and potential HOA fees) will be very high. Buyers with limited budgets may find the cost of ownership unsustainable. • Buyers seeking new construction: This home was built in 1969 and, while upgraded, may not appeal to buyers seeking the latest construction standards and energy-efficient features. • Buyers needing single-level living: The property has multiple levels, which may not be suitable for buyers with mobility issues or those preferring single-story homes. • Buyers with limited tolerance for climate risks: The property has a moderate flood risk (3/10) and a major fire risk (6/10), along with an extreme air quality risk (9/10). Buyers sensitive to these environmental factors may prefer a different location. • Buyers looking for investment properties: Given the high purchase price, the rental rates are not likely to provide a significant return on investment in the short term, making it less appealing to investors seeking cash flow.
Demographics
Area Median Income

$161,347

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Risk Assessment

Climate Risks

airEXTREME

19 bad air quality days per year

fireMAJOR

Insurance: Required

heatMODERATE

8 extreme heat days per year

98th percentile: 97°F

floodMODERATE

FEMA Zone: X_UNSHADED

Insurance: Recommended

windMINIMAL

Insurance: Optional

Risk Analysis

• High fire risk (6/10): The property’s major fire risk necessitates critical insurance coverage and may lead to increased premiums. Homeowners should be prepared for potential mitigation costs and the risk of property damage. • Extreme air quality risk (9/10): With 19 bad air days per year, the property is subject to poor air quality, which may affect health and lifestyle. Buyers should be aware of the need for air purifiers and potential health consequences. • Moderate flood risk (3/10): Although not severe, the property’s moderate flood risk requires flood insurance and awareness of potential water damage. • High cost of ownership: The property's high price tag combined with property taxes and insurance results in substantial monthly costs. Buyers must have sufficient income to maintain the home comfortably. • Older home challenges: Despite upgrades, the property was built in 1969, which may require future maintenance and repairs related to older systems and components. • Potential for bidding wars: Due to limited inventory and high demand in San Ramon, buyers should anticipate competition and the possibility of offering above the asking price, which increases the purchase price and carrying costs. • Market volatility: San Ramon's real estate market is subject to fluctuations, and property values can be affected by changes in the economy, interest rates, and local development. Buyers should be aware that the market can change, impacting future resale values. • HOA fees: If the property is subject to HOA fees, these will add to the monthly cost of ownership and must be considered when evaluating affordability. • Potential for future development: As San Ramon continues to develop, the neighborhood may experience changes in traffic patterns, noise levels, and views. Buyers should be aware of potential local changes.
Insurance
Annual Cost

$6,368

$531 per month

Financials

Monthly Costs

Price History

Property Taxes

$5,436
2024 Tax Assessment
1.8%from previous year
Assessed Value$432,288
Tax Rate1.26%

Location & Comparables

Subject Property
Comparable Sales
View on Zillow

Stats in the Area

Average Price

$2,012,148

13.8% above list price

Median Price

$2,100,000

Based on 6 recent sales

Price per Sq.Ft

$743

Comparable Properties

9709 Blue Mound Dr, San Ramon, CA 94583
Price: $2,150,000
Sq.Ft: 2,989
Beds/Baths: 4/3
$/Sq.Ft:
$71912.8%
Sale Date: 11/13/2024
532 Burns Cir, San Ramon, CA 94583
Price: $2,050,000
Sq.Ft: 2,682
Beds/Baths: 4/3
$/Sq.Ft:
$76419.9%
Sale Date: 10/7/2024
3046 Montevideo Dr, San Ramon, CA 94583
Price: $1,631,000
Sq.Ft: 2,287
Beds/Baths: 4/3
$/Sq.Ft:
$71311.9%
Sale Date: 11/8/2024
120 Dorset Ct, San Ramon, CA 94583
Price: $2,341,888
Sq.Ft: 2,847
Beds/Baths: 5/3
$/Sq.Ft:
$82329.0%
Sale Date: 9/11/2024
40 Centennial Way, San Ramon, CA 94583
Price: $1,800,000
Sq.Ft: 2,310
Beds/Baths: 4/3
$/Sq.Ft:
$77922.2%
Sale Date: 9/17/2024
10128 Nantucket Dr, San Ramon, CA 94582
Price: $2,100,000
Sq.Ft: 3,184
Beds/Baths: 4/3
$/Sq.Ft:
$6603.5%
Sale Date: 8/13/2024

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