Full-service long-term rental management for Bay Area investor-owners. We're not a tech platform with a 1-800 number, we're a local team of 11, managing 142 doors across the Peninsula and South Bay.
Vetting tenants for retention, not just for filling a vacancy. We screen for credit, employment, prior tenancy, and a quiet thing most managers skip: how a tenant talks about their last landlord.
Professional photography, three-line listing copy by a human, multi-channel syndication to MLS, Zillow, Trulia, Apartments.com, and Craigslist.
Every applicant runs through credit, employment verification, prior-landlord reference calls, and income (3x rent minimum). We make a recommendation; you make the decision.
California-compliant lease with all current addenda (lead-based paint, mold, bed-bug, smoke, water-conserving fixtures), proper deposit handling, and digital signing.
We re-comp every Monday. The rent that gets a quality tenant in within 17 days beats the rent that sits empty for 40 days every time.
For new owners, we pull 30-day MLS comps within a 6-block radius, adjust for bedroom count, condition, and seasonality. Output: low / target / stretch ranges with our recommendation.
For active listings, we refresh comps every Monday and adjust pricing if 7-day showings haven't produced qualified applications. No "list and pray."
For renewals, we benchmark against local comps and AB 1482 caps. Most renewals see modest increases, we'd rather keep a good tenant than chase a top-of-range number.
California rental law is a moving target. We track AB 1482 rent caps, local ordinances (Mountain View CSFRA, San Jose ARO, Redwood City Tenant Protection), fair housing, deposit timing, and required notices.
State rent cap = CPI + 5%, capped at 10%. We track effective caps per property and apply them automatically at renewal.
Mountain View CSFRA (5% + CPI for multi-family pre-1995). San Jose ARO for apartment buildings. Redwood City just-cause eviction. We handle the math.
3-day notices, 30-day rent increase notices, lease expiration, fair housing acknowledgments, deposit return per CC §1950.5 (21-day clock). We track and serve all of it.
Tenants reach a 24/7 line directly. Vetted vendor network at cost, no markup. Anything over $400 requires your approval, texted to you with a photo and vendor estimate before we proceed.
No heat, no water, lockout, leak. Tenants call our line directly, answered by a human within 30 minutes, dispatched within an hour for life-safety issues.
34 vetted vendors across plumbing, HVAC, electrical, roofing, landscaping, appliance repair, locksmith. Pre-negotiated rates, all licensed and insured.
Under $400: we handle it and report on your monthly statement. Over $400: we text you with photo + vendor estimate before authorizing. You always know.
A one-page designed monthly statement, every line item linked to a receipt, year-end Schedule E export. Built for investor-owners who actually read their numbers.
One-page PDF delivered on the 5th. Income at the top, operating expenses below, net deposit at the bottom, laid out so you don't have to translate a spreadsheet.
Click any line item in your portal to see the underlying receipt, vendor invoice, or rent log. Export the full ledger any time.
Schedule E export delivered by January 31. Drops directly into TurboTax or your CPA's software. We also issue 1099s to your vendors on your behalf.
Annual photo inspection. Proactive lease renewals with comp-driven rent setting. Long tenancies are the cheapest source of stable cash flow, we manage to that.
One photo-documented walkthrough per year. Capex priorities flagged. Owner gets a PDF report and a recommended action list with cost estimates.
90 days before lease-end, we have the renewal conversation with the tenant. New rent, renewal term, any condition issues addressed. You sign off.
For Premier-tier clients: 5-year capex roadmap with estimated timing and cost. Roof, HVAC, water heater, exterior paint, planned, not reactive.
Submit your address and we'll pull live local comps. You'll get a target rent range, suggested timeline, and any pre-listing prep we'd recommend.
Get a free rental analysis