7401 -7411 Hillside St · Oakland, CA 94605

$569,000

3 bd · 2.0 ba · 1,622 sqft · MultiFamily public records · 64 Days on market

Built 1960 2,018 sqft lot $351/sqft · 10% below area Est $631k · 10% under

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +11.9/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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: 6 units. estimate disagrees with records

Listing remarks MLS

Oakland Hillside - Duplex. 4 Bed 2 Bath - 1622 SQ Ft. Residential Income generating property with turn key ready live in one unit and receive income from the other one. Potential for another ADU on extended Garage and Storage area where all plumbings are already in place. New roof 2025 -mounted solar photovoltaic system and a Tesla Powerwall battery storage system on a residential duplex includes upgraded the main service panel and installing a new sub-panel. Clean & Maintained kitchen, bathroom, windows, flooring. Don’t miss this one.

Key facts

• Residential income
• New sub-panel
• Duplex

Tags

• DUPLEX
• RESIDENTIAL INCOME
• NEW ROOF
• SOLAR PHOTOVOLTAIC SYSTEM
• UPGRADED MAIN SERVICE PANEL
• NEW SUB-PANEL

What this means for you Summary

Snapshot

• This is a 6 × 2-bed/1.0-bath units multifamily listed at $569k.

Deal economics

• At list price, monthly cash flow is $4k ($47k/yr) — positive. Per door: $648/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $569k).
• Recommended offer: $535k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.5% 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; 186 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,742 units permitted in Alameda County in 2024 (856 in 5+ unit buildings).
• At $10,036/mo this rent would consume 114% 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 $4k of loan paydown is wiped out by about $17k 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.
• At projected returns (-3.0% appreciation + 0.7% rent growth), your $159k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($535k) is reasonable based on typical stale-listing flexibility.
• 6 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.

Recommended offer $534,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
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 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 1.76% ✓
• Cap rate: 14.49%
• Cash-on-cash: 29.29%
• DSCR: 2.30
• GRM: 4.7

CMA / ARV

• ARV (median comp): $631,163
• List price: $569,000
• Delta: -9.85%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2221 80th Ave	0.40mi	3/2.0	1,732 (+7%)	5mo	$575,000	$332	66
6932 Macarthur Blvd	0.22mi	3/2.0	1,476 (-9%)	16mo	$650,000	$440	61
2333 83rd Ave	0.56mi	4/2.0 (+1)	1,644 (+1%)	16mo	$630,000	$383	53
2825 67th Ave	0.43mi	3/3.0	1,717 (+6%)	23mo	$585,000	$341	47
7874-7876 Bancroft Ave	0.34mi	4/2.0 (+1)	1,832 (+13%)	16mo	$625,000	$341	45

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: 21.0%
• Equity multiple: 1.83×
• Total profit: $132,472
• Equity at exit: $84,840

10-year hold

• IRR: 27.5%
• Equity multiple: 3.16×
• Total profit: $344,351
• Equity at exit: $49,197

Cash invested: $159,320 (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: 186
• Price-to-rent: 28.3×

Monthly cashflow live

• Estimated rent: $10,036 medium
• Mortgage (P&I): −$2,984
• Tax from tax record: −$819 /mo · $9,831/yr
• Insurance: −$237
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,108
• Net cashflow: $3,888

Break-even live

Break-even rent $5,114

Max offer price $569,000

Occupancy floor 56%

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

Units	Beds	Baths	Est. rent
▸ 6× units	2	1	$10,038
Total (6 units)			$10,036

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: $142,250
• Closing costs: $17,070
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8109 Hillside St Oakland, CA	3.0	1.0	1182	$3,300	$2.79	43d	1	0.50mi
8027 Ney Ave Unit 1 Oakland, CA	4.0	2.0	1300	$4,413	$3.39	1d	1	0.53mi
3337 64th Avenue Pl Oakland, CA	3.0	2.0	1410	$3,800	$2.70	10d	1	0.54mi
7724 Crest Ave Oakland, CA	3.0	1.0	1500	$3,300	$2.20	43d	1	0.56mi
6415 Brann St Oakland, CA	2.0	1.0	1240	$3,100	$2.50	43d	1	0.59mi
3849 Delmont Ave Oakland, CA	3.0	2.0	1496	$3,950	$2.64	43d	1	0.63mi
1715 82nd Ave Oakland, CA	3.0	2.0	1290	$3,000	$2.33	43d	1	0.71mi
3210 82nd Ave Oakland, CA	3.0	2.0	1462	$4,300	$2.94	20d	1	0.72mi
2442 Havenscourt Blvd Oakland, CA	2.0	1.0	1182	$4,000	$3.38	43d	1	0.74mi
8394 Ney Ave Oakland, CA	2.0	1.0	1113	$3,000	$2.70	43d	1	0.77mi
8600 MacArthur Blvd Apt C Oakland, CA	3.0	1.0	1200	$2,600	$2.17	43d	1	0.83mi
6088 Old Quarry Loop #5207 Oakland, CA	4.0	3.0	1687	$4,250	$2.52	2d	1	0.85mi
5875 Picardy Dr Oakland, CA	4.0	2.5	1906	$5,200	$2.73	43d	1	0.93mi
2456 88th Ave Oakland, CA	4.0	2.0	1250	$3,850	$3.08	43d	1	0.96mi
5633 Picardy Dr S Oakland, CA	2.0	1.0	1130	$3,700	$3.27	43d	1	1.06mi
6252 Ridgemont Dr Oakland, CA	3.0	2.5	1885	$5,495	$2.92	1d	1	1.09mi
1218 84th Ave Unit 1546321P Oakland, CA	2.0	1.0	1754	$2,581	$1.47	14d	1	1.14mi
5834 Elizabeth St Oakland, CA	3.0	1.0	1050	$3,724	$3.55	43d	1	1.15mi
2837 55th Ave #4 Oakland, CA	2.0	2.0	1075	$2,825	$2.63	43d	1	1.16mi
2456 Palmvilla Ct Oakland, CA	4.0	3.0	1373	$4,500	$3.28	1d	1	1.16mi
1333 87th Ave Oakland, CA	2.0	1.0	1153	$2,500	$2.17	21d	1	1.16mi
5400 Mountain Blvd #130 Oakland, CA	2.0	2.0	1330	$3,400	$2.56	43d	1	1.20mi
5307 Hillen Dr Oakland, CA	3.0	2.0	1831	$3,895	$2.13	4d	1	1.29mi
4769 Fair Ave Unit A Oakland, CA	2.0	1.0	1100	$2,850	$2.59	43d	1	1.36mi
1008 88th Ave Oakland, CA	3.0	1.0	1464	$3,400	$2.32	43d	1	1.45mi
1724 96th Ave Oakland, CA	4.0	2.0	1743	$4,000	$2.29	1d	1	1.45mi

Listing history 31 events

1. 2026-06-18
   days on market $569,000 Active 64 DOM
2. 2026-06-17
   days on market $569,000 Active 63 DOM
3. 2026-06-16
   days on market $569,000 Active 62 DOM
4. 2026-06-15
   days on market $569,000 Active 61 DOM
5. 2026-06-13
   days on market $569,000 Active 59 DOM
6. 2026-06-13
   days on market $569,000 Active 58 DOM
7. 2026-06-09
   days on market $569,000 Active 55 DOM
8. 2026-06-08
   days on market $569,000 Active 54 DOM
9. 2026-06-07
   days on market $569,000 Active 53 DOM
10. 2026-06-04
    days on market $569,000 Active 50 DOM
11. 2026-06-03
    days on market $569,000 Active 49 DOM
12. 2026-06-02
    days on market $569,000 Active 48 DOM
13. 2026-06-01
    days on market $569,000 Active 47 DOM
14. 2026-05-31
    days on market $569,000 Active 46 DOM
15. 2026-04-15
    listed $569,000 Active 552-char remark

    Show marketing remark (552 chars)

    Oakland Hillside - Duplex. 4 Bed 2 Bath - 1622 SQ Ft. Residential Income generating property with turn key ready live in one unit and receive income from the other one. Potential for another ADU on extended Garage and Storage area where all plumbings are already in place. New roof 2025 -mounted solar photovoltaic system and a Tesla Powerwall battery storage system on a residential duplex includes upgraded the main service panel and installing a new sub-panel. Clean & Maintained kitchen, bathroom, windows, flooring. Don’t miss this one.

16. 2023-03-21
    soldstatus $552,000 Sold 221-char remark

    Show marketing remark (221 chars)

    Turn key ready live in one unit and receive income from the other side. Yes we have come to the market with this rare opportunity. Newly renovated kitchen, bathroom, windows, flooring and paint. Don’t miss this one.

17. 2023-03-21
    soldstatus $552,000 221-char remark

    Show marketing remark (221 chars)

    Turn key ready live in one unit and receive income from the other side. Yes we have come to the market with this rare opportunity. Newly renovated kitchen, bathroom, windows, flooring and paint. Don’t miss this one.

18. 2023-03-21
    soldstatus $552,000

    Show marketing remark (221 chars)

    Turn key ready live in one unit and receive income from the other side. Yes we have come to the market with this rare opportunity. Newly renovated kitchen, bathroom, windows, flooring and paint. Don’t miss this one.

19. 2023-03-15
    listed $499,000 221-char remark

    Show marketing remark (221 chars)

    Turn key ready live in one unit and receive income from the other side. Yes we have come to the market with this rare opportunity. Newly renovated kitchen, bathroom, windows, flooring and paint. Don’t miss this one.

20. 2023-03-15
    historical 221-char remark

    Show marketing remark (221 chars)

    Turn key ready live in one unit and receive income from the other side. Yes we have come to the market with this rare opportunity. Newly renovated kitchen, bathroom, windows, flooring and paint. Don’t miss this one.

21. 2023-03-15
    listed $499,000 221-char remark

    Show marketing remark (221 chars)

    Turn key ready live in one unit and receive income from the other side. Yes we have come to the market with this rare opportunity. Newly renovated kitchen, bathroom, windows, flooring and paint. Don’t miss this one.

22. 2021-06-07
    soldstatus $393,000 Sold
23. 2021-06-07
    soldstatus $393,000
24. 2021-03-31
    status Pending
25. 2021-03-30
    price $385,000
26. 2021-03-29
    listed $330,000 New
27. 2019-01-17
    historical
28. 2016-10-31
    historical
29. 2016-04-26
    price
30. 2016-02-28
    listed New
31. 2016-02-28
    listed $399,889

ⓘ 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: $9,831 · $819/mo
• Projected year-2 tax: $9,831 · $819/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $120,432
• − Mortgage interest: −$31,873
• − Property taxes: −$9,831
• − Insurance: −$2,845
• − Repairs & maintenance: −$9,635
• − Management: −$9,635
• − Depreciation: −$16,553
• Taxable income: $40,062
• Est. tax owed @ 24.0%: −$9,615
• After-tax cash flow: $37,044/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

+42.3% since first listed

17 events — show timeline

• 2026-04-15 Listed $569,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2023-03-21 Sold (Public Records) $552,000 Public Records
• 2023-03-21 Sold (MLS) $552,000 San Francisco MLS
• 2023-03-21 Sold (MLS) $552,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2023-03-15 Listed $499,000 San Francisco MLS
• 2023-03-15 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2023-03-15 Listed $499,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2021-06-07 Sold (Public Records) $393,000 Public Records
• 2021-06-07 Sold (MLS) $393,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2021-03-31 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2021-03-30 Price Changed $385,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2021-03-29 Listed $330,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2019-01-17 Listing Removed — SDMLS
• 2016-10-31 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2016-04-26 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2016-02-28 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2016-02-28 Listed $399,889 SDMLS

Property tax history

+10.4%/yr

Latest (2025): $9,831 · +4.0% YoY. Source: county tax records.