1504 13th Ave · Oakland, CA 94606

$1,395,000

17 bd · 8.0 ba · 6,693 sqft · MultiFamily public records · 147 Days on market

Built 1897 3,000 sqft lot $208/sqft · at area comps Est $1331k · at est.

---

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 +25.6/30.0
• 1% rule +9.7/10.0
• DSCR +8.5/10.0
• ARV discount +5.3/15.0
• Livability +3.6/5.0
• Rent growth +3.0/5.0
• 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

Introducing an exceptional investment opportunity in the heart of Oakland, CA. This property at 1504 13th Ave offers 8 units, providing a prime opportunity for a multifamily/high-rise investor to expand their portfolio. Each unit is thoughtfully designed with modern amenities and spacious layouts, ensuring maximum tenant satisfaction. The central location in Oakland presents a promising rental market and strong potential for long-term growth. With its attractive unit count and strategic positioning, this property is poised to deliver strong returns and establish a valuable presence in the thriving Oakland real estate market.

Key facts

• Strong potential
• Spacious layouts
• Central location

Tags

• MODERN AMENITIES
• SPACIOUS LAYOUTS
• CENTRAL LOCATION
• PROMISING RENTAL MARKET
• STRONG POTENTIAL

What this means for you Summary

Snapshot

• This is a 17-bed/8.0-bath multifamily listed at $1.40M.

Deal economics

• At list price, monthly cash flow is $3k ($39k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($20k rent vs $1.40M).
• Recommended offer: $1.23M (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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 (+1.9%/yr); 127 active listings in the ZIP; 1,742 units permitted in Alameda County in 2024 (856 in 5+ unit buildings).
• At $20,463/mo this rent would consume 339% of the median local household income ($72k/yr) (locally 3757% 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 $10k of loan paydown is wiped out by about $42k 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 147 days — a 12% lower offer ($1.23M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y ago; this cycle's ask has dropped $155k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $640k; list at $1.40M implies a 118% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.3% of price; built in 1897 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1,227,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1897 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
8. 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.
9. 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: 1.47% ✓
• Cap rate: 9.12%
• Cash-on-cash: 10.11%
• DSCR: 1.45
• GRM: 5.7

CMA / ARV

• ARV (median comp): $1,330,536
• List price: $1,395,000
• Delta: 4.84%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.86% rent growth · sell at horizon

5-year hold

• IRR: -2.6%
• Equity multiple: 0.90×
• Total profit: $-37,350
• Equity at exit: $207,999

10-year hold

• IRR: 5.6%
• Equity multiple: 1.39×
• Total profit: $153,641
• Equity at exit: $120,614

Cash invested: $390,600 (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 94606

• Rents YoY: 1.9%
• Active inventory: 127
• Price-to-rent: 45.4×

Monthly cashflow live

• Estimated rent: $20,463 high
• Mortgage (P&I): −$7,316
• Tax from tax record: −$4,978 /mo · $59,734/yr
• Insurance: −$581
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,297
• Net cashflow: $3,291

Break-even live

Break-even rent $16,297

Max offer price $1,395,000

Occupancy floor 79%

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

Units	Beds	Baths	Est. rent
▸ 8× units	3	1	$20,464
Total (8 units)			$20,463

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: $348,750
• Closing costs: $41,850
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $1,395,000 Active 147 DOM
2. 2026-06-17
   days on market $1,395,000 Active 146 DOM
3. 2026-06-16
   days on market $1,395,000 Active 145 DOM
4. 2026-06-15
   days on market $1,395,000 Active 144 DOM
5. 2026-06-13
   days on market $1,395,000 Active 142 DOM
6. 2026-06-13
   days on market $1,395,000 Active 141 DOM
7. 2026-06-09
   days on market $1,395,000 Active 138 DOM
8. 2026-06-08
   days on market $1,395,000 Active 137 DOM
9. 2026-06-07
   days on market $1,395,000 Active 136 DOM
10. 2026-06-04
    days on market $1,395,000 Active 133 DOM
11. 2026-06-03
    days on market $1,395,000 Active 132 DOM
12. 2026-06-02
    days on market $1,395,000 Active 131 DOM
13. 2026-06-01
    days on market $1,395,000 Active 130 DOM
14. 2026-05-31
    days on market $1,395,000 Active 129 DOM
15. 2026-04-02
    price $1,395,000 632-char remark

    Show marketing remark (632 chars)

    Introducing an exceptional investment opportunity in the heart of Oakland, CA. This property at 1504 13th Ave offers 8 units, providing a prime opportunity for a multifamily/high-rise investor to expand their portfolio. Each unit is thoughtfully designed with modern amenities and spacious layouts, ensuring maximum tenant satisfaction. The central location in Oakland presents a promising rental market and strong potential for long-term growth. With its attractive unit count and strategic positioning, this property is poised to deliver strong returns and establish a valuable presence in the thriving Oakland real estate market.

16. 2026-01-22
    listed $1,550,000 Active 632-char remark

    Show marketing remark (632 chars)

    Introducing an exceptional investment opportunity in the heart of Oakland, CA. This property at 1504 13th Ave offers 8 units, providing a prime opportunity for a multifamily/high-rise investor to expand their portfolio. Each unit is thoughtfully designed with modern amenities and spacious layouts, ensuring maximum tenant satisfaction. The central location in Oakland presents a promising rental market and strong potential for long-term growth. With its attractive unit count and strategic positioning, this property is poised to deliver strong returns and establish a valuable presence in the thriving Oakland real estate market.

17. 2009-11-17
    soldstatus $640,000 240-char remark

    Show marketing remark (240 chars)

    The units have electric ranges, gas wall heaters, and individual water heaters. The units are bright and sunny, with high ceilings and wall-to-wall carpeting. They have newer appliances and the building's electric system has been updated.

18. 2009-09-02
    listed $685,000 240-char remark

    Show marketing remark (240 chars)

    The units have electric ranges, gas wall heaters, and individual water heaters. The units are bright and sunny, with high ceilings and wall-to-wall carpeting. They have newer appliances and the building's electric system has been updated.

19. 2009-03-27
    historical
20. 2005-05-23
    historical
21. 2003-12-10
    soldstatus $850,000
22. 2003-12-10
    soldstatus $850,000
23. 2003-10-05
    historical
24. 2003-10-02
    listed $849,000
25. 1999-05-24
    soldstatus $182,500

ⓘ 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: $59,734 · $4,978/mo
• Projected year-2 tax: $59,734 · $4,978/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: $245,556
• − Mortgage interest: −$78,142
• − Property taxes: −$59,734
• − Insurance: −$6,975
• − Repairs & maintenance: −$19,644
• − Management: −$19,644
• − Depreciation: −$40,582
• Taxable income: $20,834
• Est. tax owed @ 24.0%: −$5,000
• After-tax cash flow: $34,493/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): 39,966
• Household income: $72,470
• Rent vs Own: 79.8% rent · 20.2% own
• Severe rent burden: 3757.0

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 0.77)
• Race & ethnicity: Asian 32% Hispanic / Latino 25% White 20% Black 16% Two or more races 10% Native American 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 1% Romanian 1% Lithuanian 1%
• Foreign-born: 38% · Canada, Vietnam, China
• Languages at home: 47% English-only · Spanish 19% Chinese 14% Vietnamese 7%

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: ▼ -798.52%
• Current HPI: 334.5111
• Rent YoY: ▲ 1.86%
• 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

+664.4% since first listed

11 events — show timeline

• 2026-04-02 Price Changed $1,395,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-01-22 Listed $1,550,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2009-11-17 Sold (MLS) $640,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2009-09-02 Listed $685,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2009-03-27 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2005-05-23 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2003-12-10 Sold (Public Records) $850,000 Public Records
• 2003-12-10 Sold (MLS) $850,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2003-10-05 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2003-10-02 Listed $849,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 1999-05-24 Sold (Public Records) $182,500 Public Records

Property tax history

+8.6%/yr

Latest (2025): $59,734 · +145.1% YoY. Source: county tax records.