2256 83rd Ave · Oakland, CA 94605

$795,000

8 bd · 4.0 ba · 3,420 sqft · MultiFamily public records · 16 Days on market

Built 1960 5,300 sqft lot Est $862k · 8% under

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Why this score? — see what drove the C 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 +21.0/30.0
• ARV discount +11.0/15.0
• DSCR +6.7/10.0
• 1% rule +6.2/10.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Amazing investment opportunity! Well maintained 4plex (2Bed 1Ba each unit) with iron gates. 4 units all 2 bedrooms 1 bath with garages and inside gated parking for privacy plus a spacious backyard for kids to play in. Good rental area! Excellent opportunity for a large family or investor. Live in one unit and rent the others! 2 miles (7 minutes) to 580 freeway and 2.5 miles (10 mins) to 880 freeway. You must see it for yourself to appreciate the property.

Key facts

• Gas ranges
• Dark shaker cabinets
• New paint

Tags

• UPDATED KITCHENS
• DARK SHAKER CABINETS
• QUARTZ STYLE COUNTERS
• GAS RANGES
• FRESH LAMINATE FLOORING
• NEW PAINT

Property features AI

Finance

• Other: Property type: Residential income (quadruplex)
• Financial info: Income/expense or investor-specific financial details not provided
• HOA & community: No HOA information provided

Exterior

• Parking: Total of 4 parking spaces; Garage facing front; Uncovered parking spaces (including 2+ uncovered); Street parking available
• Security: No specific security features provided
• Utilities: Public water; Public sewer; Individual electric meters; Individual gas meters; Separate electric and gas meters
• Home design: Residential income property — quadruplex; Built in 1960; Total building area approximately 3,420 square feet; Zoned RM-2
• Construction: Stucco and frame construction; Foundation and roof details not provided
• Exterior features: Front yard; Yard space; Balcony/Patio; Partial fencing; fenced; Paved, level lot

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: 4 total units (see unit breakdown)
• Flooring: Tile; Vinyl
• Bathrooms: Each of the 4 units has 1 bathroom
• Heating & cooling: Wall furnaces; No air conditioning
• Interior features: Tile and vinyl flooring; Level interior layout (multi-unit building)
• Laundry & utility: Separate electric and gas meters (individual meters per unit)

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $795k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $279/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $795k).
• Recommended offer: $783k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.0% 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 flat; 187 active listings in the ZIP; solid renter incomes; 1,742 units permitted in Alameda County in 2024 (856 in 5+ unit buildings).
• At $8,877/mo this rent would consume 100% of the median local household income ($106k/yr) (locally 2086% 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 $5k 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.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($783k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $783,075 (1.5% below list)

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 1960 — 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: 1.12% ✓
• Cap rate: 7.98%
• Cash-on-cash: 6.01%
• DSCR: 1.27
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $861,840
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1749 84th Ave	0.34mi	8/4.0	3,456 (+1%)	8mo	$870,000	$252	76
9318 Olive St	0.62mi	8/4.0	3,506 (+2%)	6mo	$682,000	$195	62
2336 92nd Ave	0.52mi	8/4.0	3,346 (-2%)	15mo	$750,000	$224	60
2324 92nd Ave	0.51mi	8/4.0	3,346 (-2%)	18mo	$855,000	$256	58
2020 81st Ave	0.19mi	8/5.0	3,868 (+13%)	15mo	$1,130,000	$292	53

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 · 0.65% rent growth · sell at horizon

5-year hold

• IRR: -9.8%
• Equity multiple: 0.65×
• Total profit: $-77,923
• Equity at exit: $118,537

10-year hold

• IRR: -4.2%
• Equity multiple: 0.75×
• Total profit: $-55,126
• Equity at exit: $68,737

Cash invested: $222,600 (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 94605

• Rents YoY: 0.7%
• Active inventory: 187
• Price-to-rent: 29.9×

Monthly cashflow live

• Estimated rent: $8,877 high
• Mortgage (P&I): −$4,169
• Tax from tax record: −$1,397 /mo · $16,768/yr
• Insurance: −$331
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,864
• Net cashflow: $1,115

Break-even live

Break-even rent $7,465

Max offer price $795,000

Occupancy floor 82%

Sensitivity live

Price	-10% $1,565	-5% $1,340	+0% $1,115	+5% $890	+10% $665
Rent	-10% $414	-5% $765	+0% $1,115	+5% $1,466	+10% $1,817
Rate	-1.0pp $1,516	-0.5pp $1,317	base $1,115	+0.5pp $909	+1.0pp $700

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$8,876
Total (4 units)			$8,877

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: $198,750
• Closing costs: $23,850
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-21
   days on market $795,000 Active 16 DOM
2. 2026-06-18
   days on market $795,000 Active 13 DOM
3. 2026-06-17
   days on market $795,000 Active 12 DOM
4. 2026-06-16
   days on market $795,000 Active 11 DOM
5. 2026-06-15
   days on market $795,000 Active 10 DOM
6. 2026-06-13
   days on market $795,000 Active 8 DOM
7. 2026-06-13
   days on market $795,000 Active 7 DOM
8. 2026-06-09
   days on market $795,000 Active 4 DOM
9. 2026-06-08
   days on market $795,000 Active 3 DOM
10. 2026-06-07
    remarks 693-char remark
11. 2026-06-07
    listed $795,000 Active 2 DOM

ⓘ 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: $16,768 · $1,397/mo
• Projected year-2 tax: $16,768 · $1,397/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 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: $106,524
• − Mortgage interest: −$44,532
• − Property taxes: −$16,768
• − Insurance: −$3,975
• − Repairs & maintenance: −$8,522
• − Management: −$8,522
• − Depreciation: −$23,127
• Taxable income: $1,078
• Est. tax owed @ 24.0%: −$259
• After-tax cash flow: $13,124/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): 44,103
• Household income: $106,068
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 2086.0

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 0.73)
• Race & ethnicity: Black 40% Hispanic / Latino 27% White 17% Two or more races 11% Asian 9%
• Hispanic origin (detail): Mexican 18% Puerto Rican 1%
• Common ancestry: Italian 2% Lithuanian 1% Romanian 1%
• Foreign-born: 20% · Canada, China, Vietnam
• Languages at home: 70% English-only · Spanish 21% Chinese 2% Other Asian/Pacific 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: ▼ -793.09%
• Current HPI: 294.5467
• Rent YoY: ▲ 0.65%
• 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

+152.4% since first listed

6 events — show timeline

• 2026-06-05 Listed $795,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2022-05-17 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2020-07-21 Sold (MLS) $910,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2020-07-05 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2020-06-19 Listed $850,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2001-01-11 Sold (Public Records) $315,000 Public Records

Property tax history

+5.9%/yr

Latest (2025): $16,768 · +4.2% YoY. Source: county tax records.