1001 Warfield Ave · Oakland, CA 94610

$3,165,000

12 bd · 12.0 ba · 12,176 sqft · MultiFamily public records · 25 Days on market

Built 1928 6,574 sqft lot

---

Why this score? — see what drove the D 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 +13.1/30.0
• ARV discount +7.5/15.0
• 1% rule +4.0/10.0
• DSCR +3.9/10.0
• 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: 12 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

1001 Warfield Avenue is a 12-unit apartment building located in one of Oakland’s most desirable neighborhoods. The property consists of eleven (11) large, one-bedroom, one-bathroom units and one (1) large, studio unit, averaging approximately 900 square feet. Positioned on a corner lot, the ±12,176 square foot building provides investors with strong in-place income and additional upside through continued unit turnover and rental growth. The property features 9-foot-plus ceilings, period-appropriate architectural details including beamed ceilings and original built-ins, along with generous living, dining, and bedroom spaces that enhance tenant appeal and long-term desirability.

Key facts

• 9 foot plus ceilings
• On site laundry room
• Beamed ceilings

Tags

• 12 UNIT APARTMENT BUILDING
• CORNER LOT
• 9 FOOT PLUS CEILINGS
• BEAMED CEILINGS
• ORIGINAL BUILT INS
• ON SITE LAUNDRY ROOM

Property features AI

Finance

• Financial info: 12 total units; Cap rate 6.13%

Exterior

• Parking: 9 parking spaces; Detached, enclosed parking
• Utilities: Storage tank water source; Public sewer; Individual electric meter; Individual gas meter
• Home design: Lowrise (1–3 floors) commercial multi-unit property; Built in 1928
• Construction: Stucco construction; Composition roof; Built in 1928
• Exterior features: Corner lot

Interior

• Flooring: Hardwood; Partial carpeting
• Heating & cooling: Electric heating
• Interior features: Storage
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 12 × 1-bed/1-bath units multifamily listed at $3.17M.

Deal economics

• At list price, monthly cash flow is $-128 ($-2k/yr) — negative. Per door: $-11/mo.
• To cash-flow at today's rent, offer at most $3.14M (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $2.86M (9.8% below list).
• Recommended offer: $2.86M (9.8% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: Cleveland Elementary (371 students, 51% FRL); Westlake Middle (314 students, 87% FRL); Oakland Technical High (1,796 students, 57% FRL) — zoned schools at 65% FRL track the district average.
• Market conditions: Rents rising (+3.3%/yr); 111 active listings in the ZIP; high-income renter base; 1,742 units permitted in Alameda County in 2024 (856 in 5+ unit buildings).
• At $28,553/mo this rent would consume 255% 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 $22k of loan paydown is wiped out by about $95k 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 25 days — a 2% lower offer ($3.12M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $2,855,300 (9.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.90% ✗
• Cap rate: 6.24%
• Cash-on-cash: -0.17%
• DSCR: 0.99
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -16.2%
• Equity multiple: 0.42×
• Total profit: $-510,263
• Equity at exit: $471,912

10-year hold

• IRR: -7.2%
• Equity multiple: 0.54×
• Total profit: $-410,520
• Equity at exit: $273,651

Cash invested: $886,200 (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 94610

• Rents YoY: 3.3%
• Active inventory: 111
• Price-to-rent: 110.8×

Monthly cashflow live

• Estimated rent: $28,553 high
• Mortgage (P&I): −$16,598
• Tax from tax record: −$4,768 /mo · $57,218/yr
• Insurance: −$1,319
• HOA: −$0
• Vacancy / Maint / Mgmt: −$5,996
• Net cashflow: $-128

Break-even live

Break-even rent $28,715

Max offer price $3,142,457

Occupancy floor 95%

Sensitivity live

Price	-10% $1,664	-5% $768	+0% $-128	+5% $-1,023	+10% $-1,919
Rent	-10% $-2,383	-5% $-1,255	+0% $-128	+5% $1,000	+10% $2,128
Rate	-1.0pp $1,466	-0.5pp $677	base $-128	+0.5pp $-948	+1.0pp $-1,782

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

Units	Beds	Baths	Est. rent
▸ 12× units	1	1	$28,548
Total (12 units)			$28,553

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: $791,250
• Closing costs: $94,950
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-22
   days on market $3,165,000 Active 25 DOM
2. 2026-06-21
   days on market $3,165,000 Active 24 DOM
3. 2026-06-18
   days on market $3,165,000 Active 21 DOM
4. 2026-06-17
   days on market $3,165,000 Active 20 DOM
5. 2026-06-16
   days on market $3,165,000 Active 19 DOM
6. 2026-06-15
   days on market $3,165,000 Active 18 DOM
7. 2026-06-13
   days on market $3,165,000 Active 16 DOM
8. 2026-06-13
   days on market $3,165,000 Active 15 DOM
9. 2026-06-09
   days on market $3,165,000 Active 12 DOM
10. 2026-06-08
    days on market $3,165,000 Active 11 DOM
11. 2026-06-07
    days on market $3,165,000 Active 10 DOM
12. 2026-06-04
    days on market $3,165,000 Active 7 DOM
13. 2026-06-03
    days on market $3,165,000 Active 6 DOM
14. 2026-06-02
    days on market $3,165,000 Active 5 DOM
15. 2026-06-01
    days on market $3,165,000 Active 4 DOM
16. 2026-05-31
    days on market $3,165,000 Active 3 DOM
17. 2026-05-28
    listed $3,165,000 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: $57,218 · $4,768/mo
• Projected year-2 tax: $57,218 · $4,768/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: $342,636
• − Mortgage interest: −$177,289
• − Property taxes: −$57,218
• − Insurance: −$15,825
• − Repairs & maintenance: −$27,411
• − Management: −$27,411
• − Depreciation: −$92,073
• Taxable loss: −$54,590
• Est. tax savings @ 24.0%: +$13,102
• After-tax cash flow: $11,570/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

1 event — show timeline

• 2026-05-28 Listed $3,165,000 bridgeMLS, Bay East AOR, or Contra Costa AOR

Property tax history

+7.3%/yr

Latest (2025): $57,218 · -5.3% YoY. Source: county tax records.