827 34th Ave · Oakland, CA 94601

$669,500

6 bd · 4.0 ba · 2,522 sqft · MultiFamily public records · 114 Days on market

Built 1890 4,500 sqft lot $265/sqft · 5% below area Est $708k · 5% 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 +25.4/30.0
• ARV discount +10.0/15.0
• DSCR +8.4/10.0
• 1% rule +6.5/10.0
• 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: 4 units. confirmed

Listing remarks MLS

Fourplex near Fruitvale Station shopping and a short walk to Fruitvale BART. Stable tenants with good upside potential in rental income. One 3 bedroom, two 2 bedrooms and one 1 bedroom unit. Storage at the rear produces additional income. Convenient to public transportation, highway 880 and shopping (Fruitvale district or a short drive to Alameda).

Key facts

• Storage at the rear
• Highway 880
• Shopping

Tags

• NEAR FRUITVALE STATION
• SHORT WALK TO FRUITVALE BART
• STORAGE AT THE REAR
• HIGHWAY 880
• SHOPPING

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/?-bath units multifamily listed at $670k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive. Per door: $386/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $670k).
• Recommended offer: $609k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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); 119 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,742 units permitted in Alameda County in 2024 (856 in 5+ unit buildings).
• At $7,679/mo this rent would consume 127% 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 $5k of loan paydown is wiped out by about $20k 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 $187k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($609k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y ago; this cycle's ask has dropped $60k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $285k; list at $670k implies a 135% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $609,245 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% 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 1890 — 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: 1.15% ✓
• Cap rate: 9.06%
• Cash-on-cash: 9.89%
• DSCR: 1.44
• GRM: 7.3

CMA / ARV

• ARV (median comp): $708,133
• List price: $669,500
• Delta: -5.46%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1656 33rd Ave	0.56mi	5/3.0 (-1)	2,496 (-1%)	5mo	$555,000	$222	59
1803 Rosedale Ave	0.62mi	6/3.0	2,632 (+4%)	3mo	$520,000	$198	57
3107 Fernside Blvd	0.62mi	5/3.0 (-1)	2,793 (+11%)	19mo	$1,120,000	$401	28
2531 Buena Vista Ave	0.73mi	6/4.0	2,810 (+11%)	24mo	$1,485,000	$528	27

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: -0.4%
• Equity multiple: 0.98×
• Total profit: $-3,107
• Equity at exit: $99,825

10-year hold

• IRR: 10.1%
• Equity multiple: 1.82×
• Total profit: $153,185
• Equity at exit: $57,886

Cash invested: $187,460 (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: 119
• Price-to-rent: 29.1×

Monthly cashflow live

• Estimated rent: $7,679 high
• Mortgage (P&I): −$3,511
• Tax from tax record: −$732 /mo · $8,780/yr
• Insurance: −$279
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,613
• Net cashflow: $1,545

Break-even live

Break-even rent $5,723

Max offer price $669,500

Occupancy floor 75%

Sensitivity live

Price	-10% $1,924	-5% $1,734	+0% $1,545	+5% $1,355	+10% $1,166
Rent	-10% $938	-5% $1,242	+0% $1,545	+5% $1,848	+10% $2,151
Rate	-1.0pp $1,882	-0.5pp $1,715	base $1,545	+0.5pp $1,371	+1.0pp $1,195

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	—	$7,680
Total (4 units)			$7,679

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: $167,375
• Closing costs: $20,085
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2422 E 24th St Unit 1 Oakland, CA	5.0	1.0	2364	$3,500	$1.48	45d	1	1.13mi

Listing history 25 events

1. 2026-06-21
   days on market $669,500 Active 114 DOM
2. 2026-06-18
   days on market $669,500 Active 111 DOM
3. 2026-06-17
   days on market $669,500 Active 110 DOM
4. 2026-06-16
   days on market $669,500 Active 109 DOM
5. 2026-06-15
   days on market $669,500 Active 108 DOM
6. 2026-06-13
   days on market $669,500 Active 106 DOM
7. 2026-06-13
   days on market $669,500 Active 105 DOM
8. 2026-06-09
   days on market $669,500 Active 102 DOM
9. 2026-06-08
   days on market $669,500 Active 101 DOM
10. 2026-06-07
    days on market $669,500 Active 100 DOM
11. 2026-06-04
    days on market $669,500 Active 97 DOM
12. 2026-06-03
    days on market $669,500 Active 96 DOM
13. 2026-06-02
    days on market $669,500 Active 95 DOM
14. 2026-06-01
    days on market $669,500 Active 94 DOM
15. 2026-05-31
    days on market $669,500 Active 93 DOM
16. 2026-05-05
    price $669,500 350-char remark

    Show marketing remark (350 chars)

    Fourplex near Fruitvale Station shopping and a short walk to Fruitvale BART. Stable tenants with good upside potential in rental income. One 3 bedroom, two 2 bedrooms and one 1 bedroom unit. Storage at the rear produces additional income. Convenient to public transportation, highway 880 and shopping (Fruitvale district or a short drive to Alameda).

17. 2026-02-27
    listed $729,500 Active 350-char remark

    Show marketing remark (350 chars)

    Fourplex near Fruitvale Station shopping and a short walk to Fruitvale BART. Stable tenants with good upside potential in rental income. One 3 bedroom, two 2 bedrooms and one 1 bedroom unit. Storage at the rear produces additional income. Convenient to public transportation, highway 880 and shopping (Fruitvale district or a short drive to Alameda).

18. 2019-02-17
    historical
19. 2009-06-12
    soldstatus $285,000 Sold
20. 2009-05-29
    historical
21. 2009-04-24
    listed $276,900
22. 2005-12-01
    soldstatus $630,000
23. 2005-06-06
    historical
24. 2003-02-13
    soldstatus $375,000
25. 1989-01-27
    soldstatus $112,000

ⓘ 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: $8,780 · $732/mo
• Projected year-2 tax: $8,780 · $732/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 ≥83°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: $92,148
• − Mortgage interest: −$37,502
• − Property taxes: −$8,780
• − Insurance: −$3,348
• − Repairs & maintenance: −$7,372
• − Management: −$7,372
• − Depreciation: −$19,476
• Taxable income: $8,298
• Est. tax owed @ 24.0%: −$1,992
• After-tax cash flow: $16,547/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

+497.8% since first listed

10 events — show timeline

• 2026-05-05 Price Changed $669,500 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-02-27 Listed $729,500 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2019-02-17 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2009-06-12 Sold (MLS) $285,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2009-05-29 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2009-04-24 Listed $276,900 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2005-12-01 Sold (Public Records) $630,000 Public Records
• 2005-06-06 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2003-02-13 Sold (Public Records) $375,000 Public Records
• 1989-01-27 Sold (Public Records) $112,000 Public Records

Property tax history

-0.9%/yr

Latest (2025): $8,780 · +4.9% YoY. Source: county tax records.