830 Walker Ave · Oakland, CA 94610

$825,000

4 bd · 5.0 ba · 3,972 sqft · MultiFamily public records · 96 Days on market

Built 1923 3,750 sqft lot Est $1227k · 33% under ↓ 17% since listing

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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 +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• 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: 5 units. confirmed

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

Huge Price Reduction - Handsome large 5 plex on fantastic Grand-Lake location. So much potential for future rent increases. Two units delivered vacant and are ready for upgrades and owner move in. Four top units are charming & spacious with formal dining + living rooms. All units with wonderful hillside views. The studio on the lower level has so much potential to expand into the huge basement for a much larger unit or even a 6th unit (ADU)?? Buyer to verify with the city directly. The square footage of each units are approximated, the seller & listing agent have not verified. The county record show 3,972 s/f as the total building square footage. Two vacant units can be shown an

Key facts

• Huge basement
• Hillside views
• Grand-lake location

Tags

• GRAND-LAKE LOCATION
• HILLSIDE VIEWS
• HUGE BASEMENT

Property features AI

Exterior

• Parking: Attached parking with a total of 4 spaces (generally 1 space per unit)
• Utilities: Public water; Natural gas connected
• Home design: Multi-unit property (5+ units); Built in 1923
• Construction: Stucco construction; Shingle roof
• Exterior features: Balcony/Patio; Sloped-up lot

Interior

• Bedrooms: Five 1-bedroom units
• Flooring: Hardwood throughout; Linoleum
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Gravity heating
• Interior features: Storage; Separate-entry, unfinished basement with storage space
• Laundry & utility: Washer/dryer hookups

What this means for you Summary

Snapshot

• This is a 5 × 1-bed/?-bath units multifamily listed at $825k.

Deal economics

• At list price, monthly cash flow is $3k ($41k/yr) — positive. Per door: $686/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $825k).
• Recommended offer: $751k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.3% 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); 107 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 1,742 units permitted in Alameda County in 2024 (856 in 5+ unit buildings).
• At $11,063/mo this rent would consume 99% of the median local household income ($135k/yr) (locally 1614% 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 $6k of loan paydown is wiped out by about $25k 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 $231k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($751k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $174k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $750,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.34% ✓
• Cap rate: 11.28%
• Cash-on-cash: 17.82%
• DSCR: 1.79
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $1,227,348
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
832 Walker	0.01mi	4/—	3,972 (0%)	0mo	$825,000	$208	99
1033 Walker Ave	0.17mi	5/4.0 (+1)	3,614 (-9%)	8mo	$1,235,000	$342	61
521 Merritt Ave	0.50mi	4/—	4,228 (+6%)	6mo	$1,234,521	$292	61
848 Erie St	0.18mi	4/4.0	3,630 (-9%)	15mo	$950,000	$262	60
436 Sunnyslope Ave	0.29mi	4/4.0	3,510 (-12%)	22mo	$1,700,000	$484	45
442 Merritt Ave	0.63mi	4/5.0	3,608 (-9%)	13mo	$1,200,000	$333	44
521-525 Athol Ave	0.70mi	5/4.0 (+1)	4,120 (+4%)	10mo	$1,273,800	$309	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.34% rent growth · sell at horizon

5-year hold

• IRR: 9.7%
• Equity multiple: 1.38×
• Total profit: $88,574
• Equity at exit: $123,010

10-year hold

• IRR: 19.1%
• Equity multiple: 2.62×
• Total profit: $373,917
• Equity at exit: $71,331

Cash invested: $231,000 (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 94610

• Rents YoY: 3.3%
• Active inventory: 107
• Price-to-rent: 31.1×

Monthly cashflow live

• Estimated rent: $11,063 high
• Mortgage (P&I): −$4,326
• Tax from tax record: −$638 /mo · $7,661/yr
• Insurance: −$344
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,323
• Net cashflow: $3,431

Break-even live

Break-even rent $6,720

Max offer price $825,000

Occupancy floor 64%

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

Units	Beds	Baths	Est. rent
▸ 5× units	1	—	$11,065
Total (5 units)			$11,063

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: $206,250
• Closing costs: $24,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16 Craig Ave Piedmont, CA	3.0	3.5	3500	$12,000	$3.43	1d	1	1.08mi

Listing history 6 events

1. 2026-04-30
   status Pending
2. 2026-04-21
   price $825,000
3. 2026-04-13
   status Active
4. 2026-04-10
   status Pending
5. 2026-03-04
   price $895,000
6. 2026-01-20
   listed $999,000 Active

ⓘ 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: $7,661 · $638/mo
• Projected year-2 tax: $7,661 · $638/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 ≥84°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 14 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $132,756
• − Mortgage interest: −$46,213
• − Property taxes: −$7,661
• − Insurance: −$4,125
• − Repairs & maintenance: −$10,620
• − Management: −$10,620
• − Depreciation: −$24,000
• Taxable income: $29,516
• Est. tax owed @ 24.0%: −$7,084
• After-tax cash flow: $34,091/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): 32,628
• Household income: $134,507
• Rent vs Own: 62.0% rent · 38.0% own
• Severe rent burden: 1614.0

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 50% Asian 17% Black 13% Two or more races 13% Hispanic / Latino 11%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 3% Lithuanian 3% Scotch-Irish 2%
• Foreign-born: 18% · China, Canada, Vietnam
• Languages at home: 77% English-only · Spanish 7% Chinese 4% Other Asian/Pacific 3%

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: ▼ -1222.50%
• Current HPI: 290.482
• Rent YoY: ▲ 3.34%
• 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

-17.4% since first listed

6 events — show timeline

• 2026-04-30 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-04-21 Price Changed $825,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-04-13 Relisted — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-04-10 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-03-04 Price Changed $895,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-01-20 Listed $999,000 bridgeMLS, Bay East AOR, or Contra Costa AOR

Property tax history

+4.0%/yr

Latest (2025): $7,661 · +5.7% YoY. Source: county tax records.