820 52nd St · Oakland, CA 94608

$899,000

7 bd · 4.0 ba · 3,849 sqft · MultiFamily public records · 78 Days on market

Built 1920 5,400 sqft lot $234/sqft · 27% below area Est $1231k · 27% under ↓ 18% since listing

---

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 +23.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +6.5/10.0
• 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: 3 units. confirmed

Listing remarks MLS

Conveniently located triplex near Children’s Hospital and BART, with two 2-bed/1.25-bath units and one 4-bed/1.25-bath owner's unit. Enjoy proximity to the vibrant Temescal district along Telegraph Avenue, known for its popular dining, cafes, and local shops. A great opportunity for investors or owner-users to add value. Don’t miss neighborhood favorites like Emeryville's Bay Street and The Kingfish Pub on game days!

Key facts

• Temescal district
• Telegraph avenue
• Triplex

Tags

• TRIPLEX
• TEMESCAL DISTRICT
• TELEGRAPH AVENUE
• DINING
• CAFES
• LOCAL SHOPS

What this means for you Summary

Snapshot

• This is a 2×2bd/1.25ba + 1×4bd/1.25ba units multifamily listed at $899k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive. Per door: $535/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $899k).
• Recommended offer: $845k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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 rising (+3.3%/yr); 149 active listings in the ZIP; high-income renter base; 1,742 units permitted in Alameda County in 2024 (856 in 5+ unit buildings).
• At $10,308/mo this rent would consume 103% of the median local household income ($120k/yr) (locally 2495% 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 $27k 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

• It's been on market 78 days — a 6% lower offer ($845k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $200k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $845,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 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 1920 — 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: 8.44%
• Cash-on-cash: 7.66%
• DSCR: 1.34
• GRM: 7.3

CMA / ARV

• ARV (median comp): $1,230,564
• List price: $899,000
• Delta: -26.94%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
843 47th St	0.13mi	8/4.0 (+1)	3,286 (-15%)	14mo	$750,000	$228	53
5664 Gaskill St	0.60mi	8/4.0 (+1)	3,296 (-14%)	5mo	$1,159,000	$352	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 · 3.29% rent growth · sell at horizon

5-year hold

• IRR: -4.2%
• Equity multiple: 0.84×
• Total profit: $-39,999
• Equity at exit: $134,044

10-year hold

• IRR: 5.8%
• Equity multiple: 1.44×
• Total profit: $110,797
• Equity at exit: $77,729

Cash invested: $251,720 (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 94608

• Rents YoY: 3.3%
• Active inventory: 149
• Price-to-rent: 22.7×

Monthly cashflow live

• Estimated rent: $10,308 high
• Mortgage (P&I): −$4,714
• Tax from tax record: −$1,448 /mo · $17,376/yr
• Insurance: −$375
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,165
• Net cashflow: $1,606

Break-even live

Break-even rent $8,275

Max offer price $899,000

Occupancy floor 79%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.25	$6,598
1× unit	4	1.25	$3,709
Total (3 units)			$10,308

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: $224,750
• Closing costs: $26,970
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $899,000 Active 78 DOM
2. 2026-06-17
   days on market $899,000 Active 77 DOM
3. 2026-06-16
   days on market $899,000 Active 76 DOM
4. 2026-06-15
   days on market $899,000 Active 75 DOM
5. 2026-06-13
   days on market $899,000 Active 73 DOM
6. 2026-06-13
   days on market $899,000 Active 72 DOM
7. 2026-06-09
   days on market $899,000 Active 69 DOM
8. 2026-06-08
   days on market $899,000 Active 68 DOM
9. 2026-06-07
   days on market $899,000 Active 67 DOM
10. 2026-06-04
    days on market $899,000 Active 64 DOM
11. 2026-06-03
    days on market $899,000 Active 63 DOM
12. 2026-06-02
    days on market $899,000 Active 62 DOM
13. 2026-06-01
    days on market $899,000 Active 61 DOM
14. 2026-05-31
    days on market $899,000 Active 60 DOM
15. 2026-05-19
    price $899,000 432-char remark

    Show marketing remark (432 chars)

    Conveniently located triplex near Children’s Hospital and BART, with two 2-bed/1.25-bath units and one 4-bed/1.25-bath owner's unit. Enjoy proximity to the vibrant Temescal district along Telegraph Avenue, known for its popular dining, cafes, and local shops. A great opportunity for investors or owner-users to add value. Don’t miss neighborhood favorites like Emeryville's Bay Street and The Kingfish Pub on game days!

16. 2026-04-17
    price $999,000 432-char remark

    Show marketing remark (432 chars)

    Conveniently located triplex near Children’s Hospital and BART, with two 2-bed/1.25-bath units and one 4-bed/1.25-bath owner's unit. Enjoy proximity to the vibrant Temescal district along Telegraph Avenue, known for its popular dining, cafes, and local shops. A great opportunity for investors or owner-users to add value. Don’t miss neighborhood favorites like Emeryville's Bay Street and The Kingfish Pub on game days!

17. 2026-04-01
    listed $1,099,000 Active 432-char remark

    Show marketing remark (432 chars)

    Conveniently located triplex near Children’s Hospital and BART, with two 2-bed/1.25-bath units and one 4-bed/1.25-bath owner's unit. Enjoy proximity to the vibrant Temescal district along Telegraph Avenue, known for its popular dining, cafes, and local shops. A great opportunity for investors or owner-users to add value. Don’t miss neighborhood favorites like Emeryville's Bay Street and The Kingfish Pub on game days!

18. 2024-09-13
    historical
19. 2024-05-17
    listed Active

ⓘ 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: $17,376 · $1,448/mo
• Projected year-2 tax: $17,376 · $1,448/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 ≥82°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 16 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $123,696
• − Mortgage interest: −$50,358
• − Property taxes: −$17,376
• − Insurance: −$4,495
• − Repairs & maintenance: −$9,896
• − Management: −$9,896
• − Depreciation: −$26,153
• Taxable income: $5,523
• Est. tax owed @ 24.0%: −$1,326
• After-tax cash flow: $17,950/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): 34,395
• Household income: $120,239
• Rent vs Own: 68.9% rent · 31.1% own
• Severe rent burden: 2495.0

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 0.75)
• Race & ethnicity: White 39% Black 23% Asian 16% Hispanic / Latino 13% Two or more races 11% Native American 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Romanian 2% Italian 2%
• Foreign-born: 21% · Canada, China, South Korea
• Languages at home: 72% English-only · Spanish 8% Chinese 6% Other Indo-European 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: ▼ -861.08%
• Current HPI: 314.3464
• Rent YoY: ▲ 3.29%
• 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

-18.2% since first listed

5 events — show timeline

• 2026-05-19 Price Changed $899,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-04-17 Price Changed $999,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-04-01 Listed $1,099,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2024-09-13 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2024-05-17 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR

Property tax history

+7.6%/yr

Latest (2025): $17,376 · +179.8% YoY. Source: county tax records.