4422 Ygnacio Ave · Oakland, CA 94601

$550,000

5 bd · 4.0 ba · 1,911 sqft · MultiFamily public records · 66 Days on market

Built 1921 7,078 sqft lot Est $749k · 27% under

---

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 +28.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.1/10.0
• Livability +3.6/5.0
• Rent growth +3.5/5.0
• 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: 1 unit. estimate disagrees with records

Listing remarks

An exceptional opportunity to acquire a fully occupied four-unit investment property in the highly sought after Laurel District in Oakland, offering a compelling mix of unit types and rare owner-like amenities. This well-configured property consists of two duplexes on one large parcel of over 7,000/SF: One (2-bedroom) unit with its own separate address, private driveway, and dedicated two-car garage. Two (1-bedroom) units and One studio unit. The standout two-bedroom residence lives like a single-family home, providing privacy and separation that enhances tenant appeal and long-term rental stability. The remaining units are efficiently laid out and well-suited for consistent demand in the O

Key facts

• Private driveway
• Turnkey investment
• Private parking

Tags

• FOUR UNIT INVESTMENT PROPERTY
• PRIVATE DRIVEWAY
• DEDICATED TWO CAR GARAGE
• FULLY OCCUPIED
• TURNKEY INVESTMENT
• PRIVATE PARKING

Property features AI

Finance

• Other: Living area reported as 1,911 (source: not verified); Four total units; all four units are leased
• HOA & community: No association fee

Exterior

• Parking: Two covered parking spaces; Two total parking spaces; Private driveway and separate two-car garage serving Unit 1
• Security: Carbon monoxide detector(s); Double-strapped water heater
• Utilities: City utilities available; Electricity available (separate meters); Gas on separate meter; Public sewer (sewer connected); Water from water district with separate meter; Electric on property
• Home design: Residential income property — quadruplex; Built in 1921
• Construction: Composition roof; Concrete foundation
• Exterior features: Garden; Secluded lot

Interior

• Bedrooms: Four total bedrooms across units (unit breakdown below); Unit 1: Two-bedroom (with private driveway and separate two-car garage); Unit 2: Studio (with garden area); Unit 3: One-bedroom (street facing); Unit 4: One-bedroom
• Bathrooms: Four full bathrooms (total for the property)
• Interior features: Garden and secluded outdoor area; Carbon monoxide detector(s); Double-strapped water heater

🏷️ Possibly a rental listed for sale. The $550,000 price doesn't fit this home's estimated sale value (~$749,112) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath multifamily listed at $550k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $550k).
• Recommended offer: $517k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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 (+3.9%/yr); 118 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,742 units permitted in Alameda County in 2024 (856 in 5+ unit buildings).
• At $6,657/mo this rent would consume 110% of the median local household income ($72k/yr) (locally 3603% 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 $16k 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 + 3.9% rent growth), your $154k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($517k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $49k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $550k implies a 1733% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1921 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $516,999 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1921 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.21% ✓
• Cap rate: 10.06%
• Cash-on-cash: 13.46%
• DSCR: 1.60
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $749,112
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4422 Ygnacio Ave	0.00mi	4/4.0 (-1)	1,911 (0%)	0mo	$550,000	$288	95
3829 Brookdale Ave	0.66mi	5/3.0	1,922 (+1%)	6mo	$815,000	$424	59
1983 38th Ave	0.44mi	5/4.0	2,139 (+12%)	2mo	$838,000	$392	58
5431 Bancroft Ave	0.63mi	6/4.0 (+1)	2,039 (+7%)	22mo	$750,000	$368	36

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 · 3.89% rent growth · sell at horizon

5-year hold

• IRR: 4.5%
• Equity multiple: 1.17×
• Total profit: $26,863
• Equity at exit: $82,007

10-year hold

• IRR: 14.7%
• Equity multiple: 2.23×
• Total profit: $189,948
• Equity at exit: $47,554

Cash invested: $154,000 (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 94601

• Rents YoY: 3.9%
• Active inventory: 118
• Price-to-rent: 23.4×

Monthly cashflow live

• Estimated rent: $6,657 medium
• Mortgage (P&I): −$2,884
• Tax from tax record: −$418 /mo · $5,015/yr
• Insurance: −$229
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,398
• Net cashflow: $1,728

Break-even live

Break-even rent $4,470

Max offer price $550,000

Occupancy floor 69%

Sensitivity live

Price	-10% $2,039	-5% $1,883	+0% $1,728	+5% $1,572	+10% $1,416
Rent	-10% $1,202	-5% $1,465	+0% $1,728	+5% $1,991	+10% $2,254
Rate	-1.0pp $2,005	-0.5pp $1,868	base $1,728	+0.5pp $1,585	+1.0pp $1,440

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

Units	Beds	Baths	Est. rent
1× unit	2	2	$1,957
▸ 3× units	1	1	$4,701
Total (4 units)			$6,657

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: $137,500
• Closing costs: $16,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5875 Picardy Dr Oakland, CA	4.0	2.5	1906	$5,200	$2.73	45d	1	1.19mi
2422 E 24th St Unit 1 Oakland, CA	5.0	1.0	2364	$3,500	$1.48	45d	1	1.30mi
2900 Sheffield Ave Oakland, CA	4.0	2.0	1692	$7,000	$4.14	5d	1	1.46mi

Listing history 5 events

1. 2026-04-08
   status Pending
2. 2026-04-07
   status Active
3. 2026-03-05
   price $550,000
4. 2026-01-23
   listed $599,000 Active
5. 1980-06-30
   soldstatus $30,000

ⓘ 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: $5,015 · $418/mo
• Projected year-2 tax: $5,015 · $418/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $79,884
• − Mortgage interest: −$30,809
• − Property taxes: −$5,015
• − Insurance: −$2,750
• − Repairs & maintenance: −$6,391
• − Management: −$6,391
• − Depreciation: −$16,000
• Taxable income: $12,529
• Est. tax owed @ 24.0%: −$3,007
• After-tax cash flow: $17,725/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): 53,259
• Household income: $72,359
• Rent vs Own: 63.6% rent · 36.4% own
• Severe rent burden: 3603.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 53% Asian 18% Black 13% White 11% Two or more races 10% Native American 3%
• Hispanic origin (detail): Mexican 35%
• Common ancestry: Italian 1% Scotch-Irish 1%
• Foreign-born: 40% · Canada, Vietnam, China
• Languages at home: 35% English-only · Spanish 46% Chinese 5% Vietnamese 4%

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: ▼ -1045.52%
• Current HPI: 347.3256
• Rent YoY: ▲ 3.89%
• 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

+1733.3% since first listed

5 events — show timeline

• 2026-04-08 Pending — San Francisco MLS
• 2026-04-07 Relisted — San Francisco MLS
• 2026-03-05 Price Changed $550,000 San Francisco MLS
• 2026-01-23 Listed $599,000 San Francisco MLS
• 1980-06-30 Sold (Public Records) $30,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $5,015 · +6.2% YoY. Source: county tax records.