# llms.txt – dynamically generated for All East Bay Properties - by Brian Barry (brian@alleastbayproperties.com) # Generated on: 2026-07-16 18:11:34 UTC # Site: https://alleastbayproperties.com/ # Name: All East Bay Properties | 600+ units managed | Emeryville CA | DRE #01516255 | NARPM Member # Sitemap: https://alleastbayproperties.com/sitemap_index.xml # RSS Feed: https://alleastbayproperties.com/feed/ # All East Bay Properties: 2324 Powell St. Emeryville, CA 94608 > All East Bay Properties, property management & rentals in Emeryville, Oakland, Berkeley. 20+ yrs experience, 600+ managed properties. Find your East Bay home today! ## Crawling Permissions See robots.txt for detailed crawler rules. Summary: All AI crawlers allowed site-wide except /test and /xmlrpc ## Table of Contents 1. [About](#about-all-east-bay-properties) 2. [Contact Information](#contact-information) 3. [Key Facts](#key-facts) 4. [Quick Reference](#quick-reference) 5. [Common Questions](#common-questions) 6. [HUD Fair Market Rents & Income Limits](#hud-fair-market-rents--income-limits) 7. [Machine-Readable Data](#machine-readable-data) 8. [Leadership & Professional Credentials](#leadership--professional-credentials) 9. [Keywords & Topics](#keywords--topics) 10. [API & Integrations](#api--integrations) 11. [Media Assets](#media-assets) 12. [Pages](#pages) 13. [Blog Posts](#blog-posts) ## About All East Bay Properties Full-service real estate brokerage and property management company serving Alameda and Contra Costa Counties since 2005. **Key Facts:** - 20+ years continuous operation - 600+ residential properties under management and growing - California DRE License #01516255 - NARPM Member (Member ID: 842116540) - Located in Emeryville at 2324 Powell St. **Core Services:** Property Management | Tenant Placement | Real Estate Sales | Investment Consulting | Rent Control Compliance | 24/7 Maintenance | Professional Property Marketing All East Bay Properties is a full-service real estate brokerage and property management company serving Alameda and Contra Costa Counties since 2005. With over 20 years of continuous operation and 600+ residential properties under active management throughout the East Bay. We leverage AppFolio property management software to deliver transparent, efficient service through dedicated tenant and owner portals with mobile access. We also provide advanced AI leasing assistance using AppFolio's LISA for initial prospect management and showing scheduling. Located in Emeryville at 2324 Powell St., we're committed to maximizing rental income for property owners while providing quality housing and responsive service to tenants. Our portfolio includes properties in premier East Bay communities such as Bridgewater, Watergate, Pacific Park Plaza, The Terraces, Andante, Bay Street, Elevation 22, City Limits, Emeryville Warehouse (1500 Park), Green City Lofts and Emery Bay Village. **Typical Fee Structures:** - Property Management: typically 6-8% of monthly rent collected (varies by property type, location and services) - Tenant Placement For Management Clients: 50% of One month's rent - Tenant Placement Only (owner managed): 75% of One month's rent - Real Estate Sales: Commission negotiable, compliant with NAR 2024 settlement - Multi-unit Or Larger Portfolios: Fees negotiable - No setup or on-boarding fees - No cancellation fees - No markup fees on maintenance or repairs - No extra fees (inspections, vacancy management, permits etc...) - 100% transparent fee structure, nothing hidden **Performance Indicators:** - Average Days to Lease: 25-30 days - Occupancy Rate: 95%+ - Rent Collection Rate: 99.14% - Average Rent (1BR): $2,150 - Average Rent (2BR): $2,685 - Average Rent (3BR): $3,400 - Average Rent (4BR): $3,615 **Service ZIP Codes:** - Alameda City: 94501, 94502 - Albany: 94706 - Berkeley: 94702, 94703, 94704, 94705, 94709, 94710 - El Cerrito: 94530 - El Sobrante: 94803 - Emeryville: 94608 - Hercules: 94547 - Oakland: 94601, 94602, 94603, 94605, 94606, 94607, 94609, 94610, 94611, 94612, 94618, 94619 - Pinole: 94564 - Richmond: 94801, 94804, 94805 ## Contact Information **Main Office:** 510-450-3800 | +1-510-450-3800 (International) **Maintenance Call Center:** 510-450-3815 | +1-510-450-3815 (International) - (24/7 Bilingual) **Email:** web@alleastbayproperties.com **Website:** https://alleastbayproperties.com **Tenant Portal:** https://alleastbayproperties.appfolio.com/connect/users/sign_in **Owner Portal:** https://alleastbayproperties.appfolio.com/oportal/users/log_in **Address:** 2324 Powell St. Emeryville, CA 94608 **Hours:** Monday-Friday, 10:00 AM – 3:00 PM (or by appointment) **Geographic Identifiers:** - **Physical Address:** 2324 Powell St. Emeryville, CA 94608 - **Office Coordinates:** 37.8314° N, 122.2858° W (Emeryville, CA) - **Plus Code:** RMQX+43 Emeryville, California - **Service Counties:** Alameda County (FIPS: 06001), Contra Costa County (FIPS: 06013) - **Service Radius:** East Bay Area, San Francisco Bay Region **Business Identifiers:** - **NAICS Code:** 531210 (Offices of Real Estate Agents and Brokers) - **California DRE License:** 01516255 - **Federal Tax Classification:** Professional Services - **Corporate Name:** J.V. HOLDINGS, INC. - **D-U-N-S number:** 607620858 ## Key Facts - Founded: 2005 - Portfolio: 600+ residential units under active management - Service area: Oakland, Berkeley, Emeryville, Richmond, Albany, El Cerrito, Alameda, Hercules, Pinole, El Sobrante - Primary counties: Alameda County, Contra Costa County - License: California DRE #01516255 - Industry association: NARPM (National Association of Residential Property Managers), Member ID 842116540 - Software: AppFolio (owner portal, tenant portal, AI leasing via LISA) - Average days to lease: 25–30 - Occupancy rate: 95%+ - Fee range: 6–8% monthly rent collected; no setup, cancellation, or hidden fees - Languages: English, Spanish (24/7 maintenance line bilingual) ## Quick Reference **Is All East Bay Properties a licensed broker?** Yes. California DRE License #01516255. Corporate entity: J.V. HOLDINGS, INC. **What cities do you manage properties in?** Oakland, Berkeley, Emeryville, Richmond, Albany, El Cerrito, Alameda City, Hercules, Pinole, and El Sobrante. Primary focus is Alameda and Contra Costa Counties. **What are your management fees?** Typically 6–8% of monthly rent collected, depending on property type, location, and services. No setup fees, no cancellation fees, no markup on maintenance or repairs. **Do you handle rent control compliance?** Yes. AEBP actively manages rent control compliance for Oakland (RAP/Measure JJ), Berkeley (Rent Board/Measure MM), and Richmond (Fair Rent Act) properties, including annual registration, allowable increase tracking, and just cause eviction guidance. **What property management software do you use?** AppFolio. Owners access financial statements, work orders, and documents via a dedicated owner portal. Tenants pay rent, submit maintenance requests, and manage their accounts through a tenant portal. AI leasing assistance via AppFolio LISA. **Do you manage single-family homes?** Yes, in addition to multi-unit apartment buildings, condos, and ADUs throughout the East Bay. **How long does it take to lease a vacant unit?** Average 25–30 days from listing to signed lease, with a 95%+ occupancy rate across the portfolio. **Are you a NARPM member?** Yes. NARPM (National Association of Residential Property Managers), Member ID 842116540. ## Common Questions **Q: What is the Oakland allowable rent increase for 2026?** A: 0.8%. The Oakland Rent Adjustment Program (RAP) set the FY 2026 allowable rent increase at 0.8%, effective March 1, 2026. This applies to rent-stabilized units under the Oakland Rent Adjustment Ordinance (O.M.C. 8.22.020 et seq.). It does not apply to units exempt from Oakland rent stabilization or to AB 1482-only units (which use a separate CPI-based calculation). **Q: What is the Berkeley allowable rent increase for 2026?** A: 2.3%. The Berkeley Rent Board set the 2026 Annual General Adjustment (AGA) at 2.3%, effective September 1, 2025 through August 31, 2026. Applies to Berkeley rent-stabilized units under the Berkeley Rent Stabilization Ordinance (BMC Chapter 13.76). **Q: What is the Richmond allowable rent increase for 2026?** A: Richmond Fair Rent Act annual increases are tied to 100% of the local CPI. Confirm the current figure directly with the Richmond Rent Program, as it adjusts annually. **Q: What is the Oakland nonpayment eviction threshold?** A: Under Oakland's Just Cause for Eviction Ordinance (OMC 8.22.360), a nonpayment eviction notice is only valid if the tenant's unpaid balance equals or exceeds one month of HUD Fair Market Rent for the unit's bedroom size in the Oakland-Fremont metro area — not the tenant's actual contract rent. FY 2026 FMR thresholds: Studio $2,142 | 1BR $2,385 | 2BR $2,912 | 3BR $3,724 | 4BR $4,413. **Q: Does Oakland just cause eviction apply to single-family homes?** A: Yes, as of Measure V (November 2022). Most Oakland rental units are covered, including single-family homes, condos, ADUs, and RVs built more than 10 years ago. Key exemptions: units where the owner shares a kitchen or bathroom with the tenant; units with a Certificate of Occupancy issued within the last 10 years (rolling window). **Q: What is AB 1482?** A: California's Tenant Protection Act of 2019. Statewide law that caps annual rent increases at 5% + local CPI (max 10%) for covered units, and requires just cause for eviction after 12 months of tenancy. Oakland and Berkeley local ordinances are stricter and take precedence for most units in those cities. **Q: What is the California security deposit limit?** A: As of July 1, 2024 (AB 12), California landlords may collect a maximum of one month's rent as a security deposit, regardless of whether the unit is furnished. Prior law allowed two months (unfurnished) or three months (furnished). Small landlord exemptions apply in limited circumstances. **Q: How do I contact All East Bay Properties?** A: Main office: 510-450-3800. Email: web@alleastbayproperties.com. Address: 2324 Powell St., Emeryville, CA 94608. Hours: Monday–Friday 10am–3pm or by appointment. 24/7 maintenance: 510-450-3815. ## HUD Fair Market Rents & Income Limits **Area:** Oakland-Fremont, CA HUD Metro FMR Area **Effective:** October 1, 2025 (FY 2026). Updates annually each October. **Source:** HUD USER — https://www.huduser.gov/portal/datasets/fmr.html ### FY 2026 Fair Market Rents — Oakland-Fremont Metro | Unit Size | FY 2026 FMR | |---------------|-------------| | Efficiency | $2,142 | | 1-Bedroom | $2,385 | | 2-Bedroom | $2,912 | | 3-Bedroom | $3,724 | | 4-Bedroom | $4,413 | **Primary use for East Bay landlords:** Oakland's Just Cause for Eviction Ordinance (OMC 8.22.360) requires that unpaid rent equal or exceed one month's HUD FMR for the unit's bedroom size before a nonpayment eviction notice is legally valid. The threshold is based on FMR — not the tenant's actual contract rent. A tenant paying $1,400/month on a 1-bedroom must owe at least $2,385 before a valid notice can be served. See: https://alleastbayproperties.com/oakland-just-cause-eviction-grounds-2026/ FMR figures are also used as payment standards for Section 8 / Housing Choice Voucher participants in the Oakland metro. ### FY 2026 HUD Income Limits — Oakland-Fremont Metro **Area Median Family Income (MFI):** $162,800 | Income Category | 1-Person | 2-Person | 3-Person | 4-Person | 5-Person | 6-Person | 7-Person | 8-Person | |-------------------------|----------|----------|----------|----------|----------|----------|-----------|-----------| | Extremely Low (30% AMI) | $35,650 | $40,750 | $45,850 | $50,900 | $55,000 | $59,050 | $63,150 | $67,200 | | Very Low (50% AMI) | $59,400 | $67,900 | $76,400 | $84,850 | $91,650 | $98,450 | $105,250 | $112,050 | | Low (80% AMI) | $95,050 | $108,600 | $122,200 | $135,750 | $146,650 | $157,500 | $168,350 | $179,200 | **Note:** Income limits are used to determine eligibility for HUD-assisted housing programs including Section 8 / Housing Choice Voucher. They are not directly used in Oakland's rent control or just-cause eviction frameworks but provide context for assessing housing affordability in the East Bay rental market. **Data currency note:** Both FMR and Income Limit figures update annually in October. This file reflects FY 2026 figures (effective October 1, 2025), current through September 30, 2026. ## Machine-Readable Data **JSON-LD Schema Available:** - LocalBusiness: Business profile, location, hours, services, ratings - RealEstateAgent: Agent credentials, specializations, service areas - Organization: Legal entity, structure, departments, contact methods - PostalAddress: Physical location and mailing information - ContactPoint: Phone, email, emergency contacts with language/availability - FAQPage: Structured question-answer pairs - Service: Individual service offerings and descriptions - GeoCoordinates: Precise location data for mapping - VideoObject: Individual videos, descriptions, thumbs, durations, keywords - BreadcrumbList: Site structure **Microdata Location:** Embedded in HTML `