Neighborhood
Sandhurst
Livermore, California US
Sandhurst, Livermore, California has a mixed investment profile, with gross yield of 2.5 and prices about 7% above Livermore and 27% above California. Prices were flat over the past year, pointing to limited recent momentum. The neighborhood has a Red Flag score of 56, walkability of 33, and education in the 62nd percentile, so the main strength is a midrange school-district test-score percentile while the main risk is the combination of higher pricing and low yield.
AI Summary•Updated May 2026
Area
3.76 mi²
ZIP Code
94550
County
Alameda County
State
California
Redfin — median sale & volumeZillow ZORI — asking rentFEMA National Risk Index v1.20OpenStreetMap — POIFBI UCR — state crimeEPA — radon zonesWashU ACAG — satellite PM2.5EPA FRS / BTS — hazard screeningUS Census ACS / TIGER 2024
Verified Price · Median Sale
$1,352,099
YoY-0.0%
Gross Rental Yield
2.5%
Listed rent · ZORI annualized
Red Flag Index
Moderate
56 / 100
Walkability Score
33
OpenStreetMap POI density · national percentile
Education Score
62 / 100
Pre-pandemic SEDA (2018/19) · district proxy
AI Score
38
DistrictScore attractiveness · national model
Sandhurst Property Prices & Rental Yield
Verified Redfin sale data and Zillow ZORI asking rent for Sandhurst, Livermore.
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Sign in to view — freeMarket Economics Snapshot
May 2026| Metric | Value | YoY |
|---|---|---|
| Median Sale Price | $1,352,099 | -0.0% |
| Price / Sq Ft (Verified) | $713/sqft | +5.3% |
| Asking Rent (Median) | $2,836/mo | +3.0% |
| Gross Rental Yield | 2.5% | — |
| Liquidity Score | 36 / 100 | Moderate |
| Homes Sold (Period) | 121 | -22.4% |
Is Sandhurst Safe? Natural-Hazard Risk
FEMA National Risk Index composite across eight hazards, plus inherited California crime context.
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Sign in to view — free What Stands Out AI Insight
Active transaction volume — 121 homes sold last period
Earthquake risk is Very High (100/100)
Flood risk is Very High (80/100)
Insights are generated from Sandhurst's live DistrictScore metrics.
Sandhurst Environment & Safety
Satellite PM2.5 air-quality history, FBI UCR crime trend (California-level, the finest official aggregation), EPA radon potential and point-source hazard screening.
Air Quality — PM2.5
2015–20245.4 µg/m³ Meets EPA, above WHO guideline-16.6% since 2015
EPA 9WHO 5
20152024
Annual mean fine-particle (PM2.5) concentration at the Sandhurst centroid, satellite-derived (ACAG). References: WHO guideline 5 µg/m³ · EPA annual standard 9 µg/m³. Latest year ranks worse than 34% of U.S. neighborhoods.
California Crime Trend
FBI UCR20132024
All crimes / 1k
Violent / 1k
| Year | Crimes / 1k | Violent / 1k | YoY |
|---|---|---|---|
| 2024 | 25.6 | 4.9 | -8.9% |
| 2023 | 28.3 | 5.1 | -0.7% |
| 2022 | 28.6 | 5.0 | +8.0% |
| 2021 | 26.5 | 4.8 | +1.9% |
| 2020 | 25.8 | 4.4 | -7.3% |
| 2019 | 27.8 | 4.4 | — |
Reported at the state level — the finest official US crime aggregation; Sandhurst inherits the California figures.
Radon Potential
EPAZone 2
Zone 2 — Moderate potential · Sandhurst
EPA radon zones estimate indoor radon potential county-wide (Zone 1 highest, Zone 3 lowest). Testing is recommended in all zones.
Environmental Hazards
EPA / BTSIndustrial odor4 nearbyHigh
Point-source screening near Sandhurst: EPA Superfund National Priorities List & Facility Registry (2026), BTS aviation noise (2020, 24-hour average level). Superfund shows distance to the nearest listed site; odor shows detected sources within the screening radius. Only detected sources are listed; the bar shows severity vs. all U.S. neighborhoods.
Walkability & Amenities in Sandhurst
Amenity density and pedestrian access from OpenStreetMap points of interest.
Walkability & Amenities
OpenStreetMap POI33
Car-Dependent
Walkability Score
6
Grocery
14
Dining
7
Schools
0
Universities
2
Hospitals
0
Pharmacies
15
Parks
0
Rail Transit
0
Coworking
POI counts are amenities within Sandhurst's boundary plus a 400 m walk buffer. Rail transit excludes bus stops.
Sandhurst vs Livermore vs California
How Sandhurst benchmarks against its city and state medians.
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Compare Sandhurst against Livermore and California medians — free with a DistrictScore account.
Sign in to view — freeBuying Property in the US as a Foreigner
Federal & California tax facts for non-resident buyers, plus the latest local market news.
Buying as a Foreigner
US Tax & OwnershipApplies to everyone7
Capital Gains (Federal)
Long-term capital gains taxed federally at 0/15/20%, plus a 3.8% Net Investment Income Tax on higher incomes (2026).
Property Tax
Property tax: ~0.69% average effective rate (statewide average; set and collected locally).
State Income Tax
State income tax up to 13.3%; rental income is taxed at these rates.
State Capital Gains
Capital gains are taxed as ordinary income at state rates.
Transfer Tax
Real estate transfer tax: documentary transfer tax $0.55 per $500 + local.
Assessment Cap
Prop 13 caps assessed-value growth at 2%/yr; property is reassessed to market value when you buy.
Mansion Tax / Rent Control
No statewide mansion tax (LA has a local one); statewide rent control caps increases at 5%+CPI (AB 1482).
US citizens & tax residents8
Primary-Home Exclusion
Selling your main home: exclude up to $250k of gain (single) / $500k (married) if you owned and lived there 2 of the last 5 years.
1031 Like-Kind Exchange
A 1031 like-kind exchange defers capital gains tax on investment property; 45 days to identify, 180 to close. Real estate only.
Depreciation Recapture
Residential rentals depreciate over 27.5 years; on sale, recaptured depreciation is taxed up to 25% (Section 1250).
Mortgage Interest Deduction
Mortgage interest is deductible on up to $750k of home debt. The SALT cap rose to $40,000 for 2025-2029 (reverts to $10k in 2030).
Opportunity Zones
Opportunity Zones are now permanent (2025): reinvested capital gains get deferral plus a basis step-up, and are tax-free after 10 years.
Rental Income (Resident)
Rental income is reported on Schedule E; passive-loss rules (Section 469) limit deducting rental losses against other income.
Senior & Veteran Exemptions
Disabled-veteran property-tax exemption (~$161,083 in 2025, more if low-income); senior programs available.
1031 State Conformity
California conforms to 1031 but claws back deferred CA-source gain (Form FTB 3840) if you move out of state.
Foreign buyers (non-residents)5
FIRPTA (Foreign Sellers)
FIRPTA: the buyer withholds 15% of the gross sale price when a nonresident sells US property. It is an advance deposit, not the final tax.
Non-Resident Capital Gains
Nonresident sellers pay US capital gains tax (generally 15-20%) on the net gain via Form 1040-NR; FIRPTA withholding is credited.
Non-Resident Rental Tax
Nonresident rental income is taxed at 30% of gross by default, or on net income at graduated rates via a Section 871(d) election (W-8ECI).
Estate Tax (Non-Resident)
Nonresidents get only a $60,000 US estate-tax exemption (vs $13.99M for residents); US property above it is taxed up to 40%. Treaties may help.
ITIN Requirement
Nonresidents without an SSN need an ITIN (Form W-7) to file US tax returns, claim FIRPTA refunds, and report rental income.
Talk to a US real-estate tax advisor
FIRPTA, ITIN & California property-tax guidance for foreign buyers
Sandhurst Real Estate FAQ
Sandhurst, Livermore, California was flat over the past year, with no price increase recorded in that period. Gross yield is 2.5, prices are about 7% above Livermore and 27% above California, and the Red Flag score is 56. Walkability is 33 and education is in the 62nd percentile.
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