708 30th St · Oakland, CA 94609

$815,000

6 bd · 6.0 ba · 4,707 sqft · MultiFamily public records · 3 Days on market

Built 1929 7,405 sqft lot

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.1/5.0
• Livability +3.6/5.0
• 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: 6 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

Value-Add 6-Unit Building in North Oakland. * Key Features: 4,707 sq. ft. building, 7,405 sq. ft. lot, built in 1929. Location: Blocks from Alta Bates Summit Medical Center, KONO District, and MacArthur BART. Potential: High-density zoning and large lot provide significant upside. Units: 6 spacious units (6BR/6BA total). Rarely does a 6-plex of this scale hit the market in such a strategic location. Close to I-580/980 and Hwy 24 for effortless commuting. Property to be sold in its current condition.

Key facts

• 7,405 sq ft lot
• Built 1929
• Listed 3 days

Property features AI

Finance

• Financial info: Five total units (multifamily)

Exterior

• Parking: Five total parking spaces; No garage, unassigned parking
• Utilities: Public water; Public sewer
• Home design: Multifamily property (5+ units); Built in 1929
• Construction: Built in 1929
• Exterior features: Lot of 0.17 acres

Interior

• Flooring: Carpet
• Heating & cooling: Natural gas heating; Wall furnace; Heating present
• Interior features: Carpet flooring

What this means for you Summary

Snapshot

• This is a 6 × 6.0-bed/6.0-bath units multifamily listed at $815k.

Deal economics

• At list price, monthly cash flow is $11k ($132k/yr) — positive. Per door: $2k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($21k rent vs $815k).
• Cap rate 22.5% vs local median 2.5% 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: 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.
• Zoned schools: Hoover Elementary (262 students, 95% FRL); Westlake Middle (314 students, 87% FRL); Mcclymonds High (281 students, 90% FRL) — zoned schools average 91% FRL vs 68% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.5%/yr); 86 active listings in the ZIP; solid renter incomes; 1,742 units permitted in Alameda County in 2024 (856 in 5+ unit buildings).
• At $21,047/mo this rent would consume 234% of the median local household income ($108k/yr) (locally 1721% 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 $24k 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 + 6.5% rent growth), your $228k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $99k; list at $815k implies a 723% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $815,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.58% ✓
• Cap rate: 22.48%
• Cash-on-cash: 57.82%
• DSCR: 3.57
• GRM: 3.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.51% rent growth · sell at horizon

5-year hold

• IRR: 60.3%
• Equity multiple: 3.83×
• Total profit: $645,466
• Equity at exit: $121,519

10-year hold

• IRR: 66.2%
• Equity multiple: 8.91×
• Total profit: $1,804,468
• Equity at exit: $70,466

Cash invested: $228,200 (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 94609

• Rents YoY: 6.5%
• Active inventory: 86
• Price-to-rent: 19.4×

Monthly cashflow live

• Estimated rent: $21,047 medium
• Mortgage (P&I): −$4,274
• Tax est. 1.5%: −$1,019 /mo · $12,225/yr
• Insurance: −$340
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,420
• Net cashflow: $10,995

Break-even live

Break-even rent $7,129

Max offer price $815,000

Occupancy floor 43%

Sensitivity live

Price	-10% $11,558	-5% $11,276	+0% $10,995	+5% $10,713	+10% $10,432
Rent	-10% $9,332	-5% $10,163	+0% $10,995	+5% $11,826	+10% $12,658
Rate	-1.0pp $11,405	-0.5pp $11,202	base $10,995	+0.5pp $10,784	+1.0pp $10,569

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

Units	Beds	Baths	Est. rent
▸ 6× units	6.0	6	$21,048
Total (6 units)			$21,047

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: $203,750
• Closing costs: $24,450
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   statusdays on market $815,000 Active 3 DOM
2. 2026-06-18
   days on market $815,000 Coming Soon 28 DOM
3. 2026-06-17
   days on market $815,000 Coming Soon 27 DOM
4. 2026-06-16
   days on market $815,000 Coming Soon 26 DOM
5. 2026-06-15
   days on market $815,000 Coming Soon 25 DOM
6. 2026-06-13
   days on market $815,000 Coming Soon 23 DOM
7. 2026-06-13
   days on market $815,000 Coming Soon 22 DOM
8. 2026-06-09
   days on market $815,000 Coming Soon 19 DOM
9. 2026-06-08
   days on market $815,000 Coming Soon 18 DOM
10. 2026-06-07
    days on market $815,000 Coming Soon 17 DOM
11. 2026-06-04
    days on market $815,000 Coming Soon 14 DOM
12. 2026-06-03
    days on market $815,000 Coming Soon 13 DOM
13. 2026-06-02
    days on market $815,000 Coming Soon 12 DOM
14. 2026-06-01
    days on market $815,000 Coming Soon 11 DOM
15. 2026-05-31
    days on market $815,000 Coming Soon 10 DOM
16. 2026-05-22
    historical $815,000
17. 1994-12-30
    soldstatus $99,000

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 99% 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: $252,564
• − Mortgage interest: −$45,653
• − Property taxes: −$12,225
• − Insurance: −$4,075
• − Repairs & maintenance: −$20,205
• − Management: −$20,205
• − Depreciation: −$23,709
• Taxable income: $126,492
• Est. tax owed @ 24.0%: −$30,358
• After-tax cash flow: $101,580/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): 23,928
• Household income: $107,834
• Rent vs Own: 67.1% rent · 32.9% own
• Severe rent burden: 1721.0

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 0.74)
• Race & ethnicity: White 41% Black 25% Hispanic / Latino 14% Two or more races 13% Asian 10%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 3% Romanian 2% Lithuanian 2%
• Foreign-born: 18% · Canada, China, Vietnam
• Languages at home: 76% English-only · Spanish 8% Other Indo-European 3% Chinese 2%

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: ▼ -765.68%
• Current HPI: 327.2982
• Rent YoY: ▲ 6.51%
• 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

+723.2% since first listed

3 events — show timeline

• 2026-06-19 Listed $815,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-05-22 Coming Soon $815,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 1994-12-30 Sold (Public Records) $99,000 Public Records

Property tax history

+19.6%/yr

Latest (2025): $66,813 · +143.5% YoY. Source: county tax records.