647 Beacon St · Oakland, CA 94610

$1,495,000

4 bd · 4.0 ba · 4,752 sqft · MultiFamily public records · 10 Days on market

Built 1925 4,550 sqft lot Est $1468k · at est.

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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 +20.1/30.0
• ARV discount +6.7/15.0
• DSCR +6.4/10.0
• 1% rule +5.6/10.0
• 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 (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Grand fourplex- perfect owner's unit with redesigned kitchen. All units have eat-in kitchen, formal dining & living rooms and plus spaces. Large garden storage. Blocks to Lake Merritt, Grand Avenue, Farmers Market , gourmet dining & all major transportation.

Key facts

• Art deco character
• Existing rents
• Eat in kitchens

Tags

• VACANT UNIT
• STRONG INCOME POTENTIAL
• EXISTING RENTS
• ART DECO CHARACTER
• BRIGHT SPACIOUS UNITS
• EAT IN KITCHENS

Property features AI

Finance

• Other: Total building area approximately 4,752 square feet; Total of 4 dwelling units

Exterior

• Parking: Off-street parking for 4 vehicles
• Utilities: Public water; Public sewer
• Home design: Residential income property — quadruplex; Built in 1925
• Construction: Stucco construction
• Exterior features: Balcony or patio; Landscaped backyard; Garden; Rectangular lot

Interior

• Flooring: Hardwood
• Bathrooms: Four units each with 1 bathroom
• Heating & cooling: Heating present; Cooling varies by unit (multi-unit cooling)
• Interior features: Common area laundry; Hardwood floors; Unfinished basement
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 4 × 5-bed/4.0-bath units multifamily listed at $1.50M.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive. Per door: $466/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($16k rent vs $1.50M).
• Cap rate 7.8% 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); 109 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 $15,896/mo this rent would consume 142% 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 $10k of loan paydown is wiped out by about $45k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 10y 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.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1,495,000

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 1925 — 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: 1.06% ✓
• Cap rate: 7.79%
• Cash-on-cash: 5.34%
• DSCR: 1.24
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $1,468,368
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
521 Merritt Ave	0.12mi	4/—	4,228 (-11%)	6mo	$1,234,521	$292	71
521-525 Athol Ave	0.30mi	5/4.0 (+1)	4,120 (-13%)	10mo	$1,273,800	$309	50
337 Lenox Ave	0.68mi	5/4.5 (+1)	4,548 (-4%)	14mo	$2,050,000	$451	42

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: -7.6%
• Equity multiple: 0.72×
• Total profit: $-117,667
• Equity at exit: $222,909

10-year hold

• IRR: 2.5%
• Equity multiple: 1.18×
• Total profit: $74,767
• Equity at exit: $129,260

Cash invested: $418,600 (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 94610

• Rents YoY: 3.3%
• Active inventory: 109
• Price-to-rent: 31.3×

Monthly cashflow live

• Estimated rent: $15,896 medium
• Mortgage (P&I): −$7,840
• Tax from tax record: −$2,232 /mo · $26,781/yr
• Insurance: −$623
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,338
• Net cashflow: $1,863

Break-even live

Break-even rent $13,538

Max offer price $1,495,000

Occupancy floor 83%

Sensitivity live

Price	-10% $2,709	-5% $2,286	+0% $1,863	+5% $1,440	+10% $1,017
Rent	-10% $607	-5% $1,235	+0% $1,863	+5% $2,491	+10% $3,119
Rate	-1.0pp $2,616	-0.5pp $2,243	base $1,863	+0.5pp $1,476	+1.0pp $1,082

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

Units	Beds	Baths	Est. rent
▸ 4× units	5	4	$15,896
Total (4 units)			$15,896

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: $373,750
• Closing costs: $44,850
• 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	3d	1	1.38mi

Listing history 8 events

1. 2026-06-21
   days on market $1,495,000 Active 10 DOM
2. 2026-06-18
   days on market $1,495,000 Active 7 DOM
3. 2026-06-17
   days on market $1,495,000 Active 6 DOM
4. 2026-06-16
   days on market $1,495,000 Active 5 DOM
5. 2026-06-15
   days on market $1,495,000 Active 4 DOM
6. 2026-06-13
   days on market $1,495,000 Active 2 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $1,495,000 Active 1 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: $26,781 · $2,232/mo
• Projected year-2 tax: $26,781 · $2,232/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: $190,752
• − Mortgage interest: −$83,743
• − Property taxes: −$26,781
• − Insurance: −$7,475
• − Repairs & maintenance: −$15,260
• − Management: −$15,260
• − Depreciation: −$43,491
• Taxable loss: −$1,259
• Est. tax savings @ 24.0%: +$302
• After-tax cash flow: $22,660/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

+24.8% since first listed

7 events — show timeline

• 2026-06-11 Listed $1,495,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2016-04-27 Sold (Public Records) $1,500,000 Public Records
• 2016-04-27 Sold (MLS) $1,500,000 SDMLS
• 2016-04-27 Sold (MLS) $1,500,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2016-03-24 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2016-03-11 Listed $1,198,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2016-03-11 Listed $1,198,000 SDMLS

Property tax history

+11.0%/yr

Latest (2025): $26,781 · +3.9% YoY. Source: county tax records.