1439 7th Ave · Oakland, CA 94606

$695,000

4 bd · 4.0 ba · 2,626 sqft · MultiFamily public records · 328 Days on market

Built 1951 4,331 sqft lot $265/sqft · 31% below area Est $1007k · 31% 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 +25.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +6.3/10.0
• 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

Incredible investment opportunity near Lake Merritt and Lakeside Park! This solid fourplex features four spacious 1BD/1BA units, each with its own living room. Fully tenant-occupied with long-term, dependable renters—ideal for investors seeking stable rental income in a high-demand area. The building sits on a cement slab foundation, minimizing maintenance concerns like dry rot. Tenants enjoy a generously sized backyard with mature fruit trees. Located just minutes from Grand Lake Theatre, Grand Lake shopping district, Downtown Oakland, Chinatown, and West Oakland BART Station—offering convenient access to transit, dining, and entertainment. Whether you're looking to expand your portfolio or secure a foothold in one of Oakland’s most desirable locations, this is a rare chance to own a turn-key income property in the heart of the city. Please do not disturb tenants. Offer subject to inspection.

Key facts

• Mature fruit trees
• High-demand area
• 4,331 sq ft lot

Tags

• CEMENT SLAB FOUNDATION
• GENEROUSLY SIZED BACKYARD
• MATURE FRUIT TREES
• HIGH-DEMAND AREA
• CONVENIENT ACCESS TO TRANSIT
• TURN-KEY INCOME PROPERTY

🏷️ Possibly a rental listed for sale. The $695,000 price doesn't fit this home's estimated sale value (~$1,006,513) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4 × 1-bed/1-bath units multifamily listed at $695k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive. Per door: $384/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $695k).
• Recommended offer: $612k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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: 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.
• Zoned schools: Franklin Elementary (496 students, 94% FRL); Westlake Middle (314 students, 87% FRL); Oakland High (1,531 students, 88% FRL) — zoned schools average 89% FRL vs 68% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.9%/yr); 127 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 $7,860/mo this rent would consume 130% 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 $5k of loan paydown is wiped out by about $21k 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 328 days — a 12% lower offer ($612k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $90k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $215k; list at $695k implies a 223% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $611,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 328 days. Have you received any prior offers? Is the seller open to a 12% 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 1951 — 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: 1.13% ✓
• Cap rate: 8.95%
• Cash-on-cash: 9.48%
• DSCR: 1.42
• GRM: 7.4

CMA / ARV

• ARV (median comp): $1,006,513
• List price: $695,000
• Delta: -30.95%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1715 9th Ave	0.22mi	4/4.0	2,603 (-1%)	22mo	$980,000	$376	70
1430 7th Ave	0.03mi	3/— (-1)	2,914 (+11%)	15mo	$1,100,000	$377	63
269 Athol Ave	0.46mi	4/4.0	2,840 (+8%)	22mo	$900,000	$317	46
1812 15th Ave	0.56mi	4/3.0	2,336 (-11%)	22mo	$799,000	$342	33
534 Haddon Rd	0.74mi	4/—	2,890 (+10%)	23mo	$800,000	$277	29

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: -3.3%
• Equity multiple: 0.88×
• Total profit: $-23,580
• Equity at exit: $103,627

10-year hold

• IRR: 5.1%
• Equity multiple: 1.36×
• Total profit: $69,954
• Equity at exit: $60,091

Cash invested: $194,600 (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: 29.5×

Monthly cashflow live

• Estimated rent: $7,860 high
• Mortgage (P&I): −$3,645
• Tax from tax record: −$738 /mo · $8,853/yr
• Insurance: −$290
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,651
• Net cashflow: $1,537

Break-even live

Break-even rent $5,914

Max offer price $695,000

Occupancy floor 75%

Sensitivity live

Price	-10% $1,931	-5% $1,734	+0% $1,537	+5% $1,341	+10% $1,144
Rent	-10% $916	-5% $1,227	+0% $1,537	+5% $1,848	+10% $2,158
Rate	-1.0pp $1,887	-0.5pp $1,714	base $1,537	+0.5pp $1,357	+1.0pp $1,174

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$7,860
Total (4 units)			$7,860

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: $173,750
• Closing costs: $20,850
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
460 Stow Ave Oakland, CA	4.0	2.5	2118	$4,900	$2.31	0d	1	0.59mi
621 Calmar Ave Oakland, CA	3.0	2.0	2024	$5,529	$2.73	45d	1	1.30mi
2422 E 24th St Unit 1 Oakland, CA	5.0	1.0	2364	$3,500	$1.48	45d	1	1.44mi

Listing history 23 events

1. 2026-06-21
   days on market $695,000 Active 328 DOM
2. 2026-06-18
   days on market $695,000 Active 325 DOM
3. 2026-06-17
   days on market $695,000 Active 324 DOM
4. 2026-06-16
   days on market $695,000 Active 323 DOM
5. 2026-06-15
   days on market $695,000 Active 322 DOM
6. 2026-06-13
   days on market $695,000 Active 320 DOM
7. 2026-06-13
   days on market $695,000 Active 319 DOM
8. 2026-06-09
   days on market $695,000 Active 316 DOM
9. 2026-06-08
   days on market $695,000 Active 315 DOM
10. 2026-06-07
    days on market $695,000 Active 314 DOM
11. 2026-06-04
    days on market $695,000 Active 311 DOM
12. 2026-06-03
    days on market $695,000 Active 310 DOM
13. 2026-06-02
    days on market $695,000 Active 309 DOM
14. 2026-06-01
    days on market $695,000 Active 308 DOM
15. 2026-05-31
    days on market $695,000 Active 307 DOM
16. 2026-01-28
    price $695,000 924-char remark

    Show marketing remark (924 chars)

    Incredible investment opportunity near Lake Merritt and Lakeside Park! This solid fourplex features four spacious 1BD/1BA units, each with its own living room. Fully tenant-occupied with long-term, dependable renters—ideal for investors seeking stable rental income in a high-demand area. The building sits on a cement slab foundation, minimizing maintenance concerns like dry rot. Tenants enjoy a generously sized backyard with mature fruit trees. Located just minutes from Grand Lake Theatre, Grand Lake shopping district, Downtown Oakland, Chinatown, and West Oakland BART Station—offering convenient access to transit, dining, and entertainment. Whether you're looking to expand your portfolio or secure a foothold in one of Oakland’s most desirable locations, this is a rare chance to own a turn-key income property in the heart of the city. Please do not disturb tenants. Offer subject to inspection.

17. 2025-07-28
    listed $785,000 Active 924-char remark

    Show marketing remark (924 chars)

    Incredible investment opportunity near Lake Merritt and Lakeside Park! This solid fourplex features four spacious 1BD/1BA units, each with its own living room. Fully tenant-occupied with long-term, dependable renters—ideal for investors seeking stable rental income in a high-demand area. The building sits on a cement slab foundation, minimizing maintenance concerns like dry rot. Tenants enjoy a generously sized backyard with mature fruit trees. Located just minutes from Grand Lake Theatre, Grand Lake shopping district, Downtown Oakland, Chinatown, and West Oakland BART Station—offering convenient access to transit, dining, and entertainment. Whether you're looking to expand your portfolio or secure a foothold in one of Oakland’s most desirable locations, this is a rare chance to own a turn-key income property in the heart of the city. Please do not disturb tenants. Offer subject to inspection.

18. 2021-10-05
    historical
19. 2021-07-15
    price
20. 2021-05-18
    listed New
21. 1992-07-29
    soldstatus $215,000
22. 1988-05-17
    soldstatus $198,000
23. 1985-11-04
    soldstatus $148,000

ⓘ 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: $8,853 · $738/mo
• Projected year-2 tax: $8,853 · $738/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 9/10 Extreme 16 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $94,320
• − Mortgage interest: −$38,931
• − Property taxes: −$8,853
• − Insurance: −$3,475
• − Repairs & maintenance: −$7,546
• − Management: −$7,546
• − Depreciation: −$20,218
• Taxable income: $7,751
• Est. tax owed @ 24.0%: −$1,860
• After-tax cash flow: $16,588/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

+369.6% since first listed

8 events — show timeline

• 2026-01-28 Price Changed $695,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-07-28 Listed $785,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2021-10-05 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2021-07-15 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2021-05-18 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 1992-07-29 Sold (Public Records) $215,000 Public Records
• 1988-05-17 Sold (Public Records) $198,000 Public Records
• 1985-11-04 Sold (Public Records) $148,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $8,853 · +4.9% YoY. Source: county tax records.