1036 60th St · Oakland, CA 94608

$1,350,000

3 bd · 8.0 ba · 4,632 sqft · MultiFamily public records · 87 Days on market

Built 1925 10,420 sqft lot $291/sqft · 7% below area Est $1452k · 7% under

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +10.7/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

The property is an eight-unit multifamily investment opportunity located in Oakland’s highly desirable NOBE neighborhood. The property consists of a two-story apartment building totaling approximately 4,632 square feet on a large 10,425 square foot corner lot. Originally built in 1925, the property features a desirable unit mix of four (4) studio units and four (4) one-bedroom units, well-positioned to meet strong rental demand from the surrounding North Oakland, Berkeley, and Emeryville markets. Recent capital improvements include a new roof and main electrical system upgrade. With its large parcel size, prominent corner lot positioning, and prime rental location, 1036 60th Street presents a compelling opportunity for investors seeking a value-add multifamily asset in one of the East Bay’s most supply-constrained rental markets.

Key facts

• Large corner lot
• New roof
• 0.24 acre lot

Tags

• EIGHT UNIT MULTIFAMILY
• TWO STORY APARTMENT BUILDING
• LARGE CORNER LOT
• NEW ROOF
• MAIN ELECTRICAL SYSTEM UPGRADE
• PRIME RENTAL LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/8.0-bath multifamily listed at $1.35M.

Deal economics

• At list price, monthly cash flow is $6k ($70k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($19k rent vs $1.35M).
• Recommended offer: $1.27M (6.0% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 2.4% in Oakland — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 71/100 on livability (#224 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: schools C-, crime F, cost of living F.
• Oakland Unified (urban): math 27% / reading 33% proficiency, ranked #1,007 of 1,400 in CA (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.3%/yr); 149 active listings in the ZIP; high-income renter base; 1,742 units permitted in Alameda County in 2024 (856 in 5+ unit buildings).
• At $18,625/mo this rent would consume 186% of the median local household income ($120k/yr) (locally 2495% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $9k of loan paydown is wiped out by about $40k of value loss. Plan a longer hold.
• Alameda County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.3% rent growth), your $378k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($1.27M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 25y ago; this cycle's ask has dropped $75k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $389k; list at $1.35M implies a 247% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1,269,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.38% ✓
• Cap rate: 11.45%
• Cash-on-cash: 18.43%
• DSCR: 1.82
• GRM: 6.0

CMA / ARV

• ARV (median comp): $1,451,652
• List price: $1,350,000
• Delta: -7.00%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.29% rent growth · sell at horizon

5-year hold

• IRR: 10.4%
• Equity multiple: 1.41×
• Total profit: $156,450
• Equity at exit: $201,289

10-year hold

• IRR: 19.7%
• Equity multiple: 2.68×
• Total profit: $634,916
• Equity at exit: $116,723

Cash invested: $378,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (CITY): 0 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City Oakland: 0 Strongly Tenant-Friendly · D+62

Rent Adjustment Program + Just Cause.

Methodology + full state rankings →

ZIP-level market 94608

• Rents YoY: 3.3%
• Active inventory: 149
• Price-to-rent: 48.3×

Monthly cashflow live

• Estimated rent: $18,625 high
• Mortgage (P&I): −$7,080
• Tax from tax record: −$1,267 /mo · $15,198/yr
• Insurance: −$562
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,911
• Net cashflow: $5,805

Break-even live

Break-even rent $11,277

Max offer price $1,350,000

Occupancy floor 64%

Sensitivity live

Price	-10% $6,569	-5% $6,187	+0% $5,805	+5% $5,423	+10% $5,041
Rent	-10% $4,334	-5% $5,070	+0% $5,805	+5% $6,541	+10% $7,277
Rate	-1.0pp $6,485	-0.5pp $6,149	base $5,805	+0.5pp $5,455	+1.0pp $5,099

8-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	0	1	$9,320
▸ 4× units	1	1	$9,304
Total (8 units)			$18,625

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $337,500
• Closing costs: $40,500
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $1,350,000 Active 87 DOM
2. 2026-06-17
   days on market $1,350,000 Active 86 DOM
3. 2026-06-16
   days on market $1,350,000 Active 85 DOM
4. 2026-06-15
   days on market $1,350,000 Active 84 DOM
5. 2026-06-13
   days on market $1,350,000 Active 82 DOM
6. 2026-06-13
   days on market $1,350,000 Active 81 DOM
7. 2026-06-09
   days on market $1,350,000 Active 78 DOM
8. 2026-06-08
   days on market $1,350,000 Active 77 DOM
9. 2026-06-07
   days on market $1,350,000 Active 76 DOM
10. 2026-06-04
    pricedays on market $1,350,000 Active 73 DOM
11. 2026-06-03
    days on market $1,425,000 Active 72 DOM
12. 2026-06-02
    days on market $1,425,000 Active 71 DOM
13. 2026-06-01
    days on market $1,425,000 Active 70 DOM
14. 2026-05-31
    days on market $1,425,000 Active 69 DOM
15. 2026-03-23
    listed $1,425,000 Active 853-char remark

    Show marketing remark (853 chars)

    The property is an eight-unit multifamily investment opportunity located in Oakland’s highly desirable NOBE neighborhood. The property consists of a two-story apartment building totaling approximately 4,632 square feet on a large 10,425 square foot corner lot. Originally built in 1925, the property features a desirable unit mix of four (4) studio units and four (4) one-bedroom units, well-positioned to meet strong rental demand from the surrounding North Oakland, Berkeley, and Emeryville markets. Recent capital improvements include a new roof and main electrical system upgrade. With its large parcel size, prominent corner lot positioning, and prime rental location, 1036 60th Street presents a compelling opportunity for investors seeking a value-add multifamily asset in one of the East Bay’s most supply-constrained rental markets.

16. 2001-07-16
    soldstatus $389,000 106-char remark

    Show marketing remark (106 chars)

    Huge Corner Lot, Impressive Grand Deco Bldg On Corner Lot, 7.2 Grm, Very Cool Tenants, An Exceptional Buy.

17. 2001-07-16
    soldstatus $349,500

    Show marketing remark (106 chars)

    Huge Corner Lot, Impressive Grand Deco Bldg On Corner Lot, 7.2 Grm, Very Cool Tenants, An Exceptional Buy.

18. 2001-05-25
    historical 106-char remark

    Show marketing remark (106 chars)

    Huge Corner Lot, Impressive Grand Deco Bldg On Corner Lot, 7.2 Grm, Very Cool Tenants, An Exceptional Buy.

19. 2001-05-10
    listed $349,500 106-char remark

    Show marketing remark (106 chars)

    Huge Corner Lot, Impressive Grand Deco Bldg On Corner Lot, 7.2 Grm, Very Cool Tenants, An Exceptional Buy.

20. 1979-05-16
    soldstatus $60,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $15,198 · $1,267/mo
• Projected year-2 tax: $15,198 · $1,267/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥82°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 16 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $223,500
• − Mortgage interest: −$75,621
• − Property taxes: −$15,198
• − Insurance: −$6,750
• − Repairs & maintenance: −$17,880
• − Management: −$17,880
• − Depreciation: −$39,273
• Taxable income: $50,898
• Est. tax owed @ 24.0%: −$12,216
• After-tax cash flow: $57,447/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Oakland Unified
• NCES district ID: 0628050
• Math proficiency: 27% ▬ 0.00%
• Reading proficiency: 33% ▬ 0.00%
• Median HH income: $55,194
• Composite: 29.52/100
• National rank: #11769
• State rank: #1007 of 1400 in CA

Livability — Oakland

• Score: 71/100
• State rank: #224
• US rank: #7245

Category grades

Amenities A+ Commute A+ Cost of living F Crime F Employment A+ Housing B Health & safety A+ User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oakland, CA
• County: Alameda County · 1,614,355 people
• City population: 385,993
• Metro: San Francisco-Oakland-Berkeley, CA
• Population (ZIP): 34,395
• Household income: $120,239
• Rent vs Own: 68.9% rent · 31.1% own
• Severe rent burden: 2495.0

Population outlook (Alameda County) Hauer SSP2

• Today (2025): 1,928,884 people
• By 2030: 2,069,146 · +7.3%
• By 2040: 2,338,405 · +21.2%
• By 2050: 2,586,608 · +34.1%
• By 2075: 3,061,911 · +58.7%
• By 2100: 3,234,133 · +67.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.75)
• Race & ethnicity: White 39% Black 23% Asian 16% Hispanic / Latino 13% Two or more races 11% Native American 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Romanian 2% Italian 2%
• Foreign-born: 21% · Canada, China, South Korea
• Languages at home: 72% English-only · Spanish 8% Chinese 6% Other Indo-European 4%

Political lean MEDSL · Alameda

• 2024 margin: Solid D (+53.6) · D 74.6% · R 21.0% · Other 4.4%
• 2008→2024 swing: -5.9pp toward R · 2008: 59.5pp · 2024: 53.6pp
• All cycles: 2024: D+53.6 2020: D+62.5 2016: D+64.4 2012: D+59.8 2008: D+59.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -861.08%
• Current HPI: 314.3464
• Rent YoY: ▲ 3.29%
• Metro: San Francisco-Oakland-Berkeley, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Price history

+2275.0% since first listed

6 events — show timeline

• 2026-03-23 Listed $1,425,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2001-07-16 Sold (Public Records) $349,500 Public Records
• 2001-07-16 Sold (MLS) $389,000 San Francisco MLS
• 2001-05-25 Delisted — San Francisco MLS
• 2001-05-10 Listed $349,500 San Francisco MLS
• 1979-05-16 Sold (Public Records) $60,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $15,198 · +5.4% YoY. Source: county tax records.