1911 5th Ave · Oakland, CA 94606

$925,000

8 bd · 4.0 ba · 3,984 sqft · MultiFamily public records · 13 Days on market

Built 1966 5,000 sqft lot $232/sqft · 17% below area Est $1111k · 17% 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 +18.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• 1% rule +4.5/10.0
• 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 (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Nice 4-plex close to Lake Merritt. Perfect investment. Live in 1 unit and rent the others. 2 units have been updated. Each unit has 1 parking space. Make an appointment today to see this complex!

Key facts

• Functional layouts
• 5,000 sq ft lot
• Built 1966

Tags

• FUNCTIONAL LAYOUTS
• MINUTES FROM LAKE MERRITT
• HIGH-DEMAND RENTAL AREA

Property features AI

Finance

• Other: Building total area approximately 3,984 square feet; Lot approximately 0.12 acre
• Financial info: Multi-unit investment: 4 units (quadruplex)
• HOA & community: HOA details not provided

Exterior

• Parking: Total of 4 uncovered parking spaces (no garage); Each unit allocated 1 parking space
• Security: Security details not provided
• Utilities: Public water; Public sewer; Cable available; Separate electric and gas meters
• Home design: Residential income property; Quadruplex; Built in 1966
• Construction: Stucco construction; Built in 1966
• Exterior features: Low-maintenance exterior; Sloped-up lot

Interior

• Kitchen: Kitchen details not provided
• Bedrooms: 4-unit property (individual bedroom counts not provided)
• Flooring: Hardwood; Partial carpeting
• Bathrooms: Each unit has 1 bathroom (4 total)
• Heating & cooling: Wall furnace heating; No air conditioning
• Interior features: Coin-operated laundry; Hardwood floors; Partial carpeting
• Laundry & utility: Coin-operated laundry; Separate electric and gas meters

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $925k.

Deal economics

• At list price, monthly cash flow is $852 ($10k/yr) — positive. Per door: $213/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $881k (4.7% below list).
• Recommended offer: $881k (4.7% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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: 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 $8,811/mo this rent would consume 146% 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 $6k of loan paydown is wiped out by about $28k 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 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 21y 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 $881,100 (4.7% 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 1966 — 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: 0.95% ✗
• Cap rate: 7.40%
• Cash-on-cash: 3.95%
• DSCR: 1.18
• GRM: 8.7

CMA / ARV

• ARV (median comp): $1,111,268
• List price: $925,000
• Delta: -16.76%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1911 5th Ave	0.00mi	8/4.0	3,984 (0%)	0mo	$1,020,000	$256	100
127 E 16th St	0.33mi	8/4.5	3,516 (-12%)	17mo	$1,175,000	$334	48
2909 Park Blvd	0.64mi	8/4.0	4,234 (+6%)	18mo	$1,500,000	$354	45
145 E 15th St	0.36mi	7/3.0 (-1)	3,403 (-15%)	10mo	$1,015,000	$298	41
31 Excelsior Ct	0.66mi	8/6.0	4,186 (+5%)	15mo	$1,710,000	$409	41
498 Capital St	0.51mi	8/7.0	4,490 (+13%)	5mo	$1,315,000	$293	39

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 · 1.86% rent growth · sell at horizon

5-year hold

• IRR: -11.4%
• Equity multiple: 0.59×
• Total profit: $-105,689
• Equity at exit: $137,921

10-year hold

• IRR: -3.8%
• Equity multiple: 0.76×
• Total profit: $-62,439
• Equity at exit: $79,977

Cash invested: $259,000 (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: 35.0×

Monthly cashflow live

• Estimated rent: $8,811 high
• Mortgage (P&I): −$4,851
• Tax from tax record: −$873 /mo · $10,475/yr
• Insurance: −$385
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,850
• Net cashflow: $852

Break-even live

Break-even rent $7,733

Max offer price $925,000

Occupancy floor 85%

Sensitivity live

Price	-10% $1,375	-5% $1,113	+0% $852	+5% $590	+10% $328
Rent	-10% $155	-5% $504	+0% $852	+5% $1,200	+10% $1,548
Rate	-1.0pp $1,317	-0.5pp $1,087	base $852	+0.5pp $612	+1.0pp $368

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$8,812
Total (4 units)			$8,811

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: $231,250
• Closing costs: $27,750
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-05-08
   listed $925,000 Active 469-char remark
2. 2011-01-27
   soldstatus $390,000 Sold 200-char remark

   Show marketing remark (200 chars)

   Nice 4-plex close to Lake Merritt. Perfect investment. Live in 1 unit and rent the others. 2 units have been updated. Each unit has 1 parking space. Make an appointment today to see this complex!

3. 2011-01-26
   soldstatus $390,000
4. 2010-12-31
   status Pending 200-char remark

   Show marketing remark (200 chars)

   Nice 4-plex close to Lake Merritt. Perfect investment. Live in 1 unit and rent the others. 2 units have been updated. Each unit has 1 parking space. Make an appointment today to see this complex!

5. 2010-12-22
   status Back On Market 200-char remark

   Show marketing remark (200 chars)

   Nice 4-plex close to Lake Merritt. Perfect investment. Live in 1 unit and rent the others. 2 units have been updated. Each unit has 1 parking space. Make an appointment today to see this complex!

6. 2010-12-14
   status Pending 200-char remark

   Show marketing remark (200 chars)

   Nice 4-plex close to Lake Merritt. Perfect investment. Live in 1 unit and rent the others. 2 units have been updated. Each unit has 1 parking space. Make an appointment today to see this complex!

7. 2010-12-09
   price $390,000 Price Change 200-char remark

   Show marketing remark (200 chars)

   Nice 4-plex close to Lake Merritt. Perfect investment. Live in 1 unit and rent the others. 2 units have been updated. Each unit has 1 parking space. Make an appointment today to see this complex!

8. 2010-12-09
   status Price Change 200-char remark

   Show marketing remark (200 chars)

   Nice 4-plex close to Lake Merritt. Perfect investment. Live in 1 unit and rent the others. 2 units have been updated. Each unit has 1 parking space. Make an appointment today to see this complex!

9. 2010-08-12
   status Pending 200-char remark

   Show marketing remark (200 chars)

   Nice 4-plex close to Lake Merritt. Perfect investment. Live in 1 unit and rent the others. 2 units have been updated. Each unit has 1 parking space. Make an appointment today to see this complex!

10. 2010-08-10
    historical 200-char remark

    Show marketing remark (200 chars)

    Nice 4-plex close to Lake Merritt. Perfect investment. Live in 1 unit and rent the others. 2 units have been updated. Each unit has 1 parking space. Make an appointment today to see this complex!

11. 2010-08-06
    listed $375,000 New 200-char remark

    Show marketing remark (200 chars)

    Nice 4-plex close to Lake Merritt. Perfect investment. Live in 1 unit and rent the others. 2 units have been updated. Each unit has 1 parking space. Make an appointment today to see this complex!

12. 2005-07-12
    soldstatus $750,000

    Show marketing remark (102 chars)

    Well maintained income property in great location, three minutes from Lake Merritt and shopping plaza.

13. 2005-07-12
    soldstatus $750,000

    Show marketing remark (102 chars)

    Well maintained income property in great location, three minutes from Lake Merritt and shopping plaza.

14. 2005-05-18
    historical

    Show marketing remark (102 chars)

    Well maintained income property in great location, three minutes from Lake Merritt and shopping plaza.

15. 2005-02-08
    listed $775,000

    Show marketing remark (102 chars)

    Well maintained income property in great location, three minutes from Lake Merritt and shopping plaza.

ⓘ 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: $10,475 · $873/mo
• Projected year-2 tax: $10,475 · $873/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: $105,732
• − Mortgage interest: −$51,814
• − Property taxes: −$10,475
• − Insurance: −$4,625
• − Repairs & maintenance: −$8,459
• − Management: −$8,459
• − Depreciation: −$26,909
• Taxable loss: −$5,009
• Est. tax savings @ 24.0%: +$1,202
• After-tax cash flow: $11,421/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

+31.6% since first listed

17 events — show timeline

• 2026-06-12 Sold (MLS) $1,020,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-05-21 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-05-08 Listed $925,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2011-01-27 Sold (MLS) $390,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2011-01-26 Sold (Public Records) $390,000 Public Records
• 2010-12-31 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2010-12-22 Relisted — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2010-12-14 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2010-12-09 Relisted — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2010-12-09 Price Changed $390,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2010-08-12 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2010-08-10 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2010-08-06 Listed $375,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2005-07-12 Sold (Public Records) $750,000 Public Records
• 2005-07-12 Sold (MLS) $750,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2005-05-18 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2005-02-08 Listed $775,000 bridgeMLS, Bay East AOR, or Contra Costa AOR

Property tax history

-0.8%/yr

Latest (2025): $10,475 · +4.7% YoY. Source: county tax records.