4709 Foothill Blvd · Oakland, CA 94601

$1,080,000

12 bd · 8.0 ba · 4,080 sqft · MultiFamily public records · 279 Days on market

Built 1941 5,027 sqft lot $265/sqft · 21% above area Est $893k · 21% over

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Why this score? — see what drove the D 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 +19.7/30.0
• DSCR +6.2/10.0
• 1% rule +4.6/10.0
• Livability +3.6/5.0
• Rent growth +3.5/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• 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

Fully occupied four-plex in a prime, high-demand rental location. Each unit offers 3 bedrooms, 2 bathrooms, and a private suite with a spacious floor plan. Current rents are below market, offering future income growth potential. The gated complex includes 4 parking spaces, offering both security and convenience. Just half a block from Fremont High School and minutes to Mills College, major freeways, bus routes, shops, and dining. A solid investment with stable occupancy and long-term upside.

Key facts

• Gated complex
• 5,027 sq ft lot
• 4 parking spots

Tags

• GATED COMPLEX
• MINUTES TO MILLS COLLEGE

What this means for you Summary

Snapshot

• This is a 4 × 3-bed/2-bath units multifamily listed at $1.08M.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $318/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.04M (4.0% below list).
• Recommended offer: $950k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: Horace Mann Elementary (192 students, 100% FRL); United For Success Academy Middle (370 students, 96% FRL); Fremont High (1,146 students, 97% FRL) — zoned schools average 97% FRL vs 68% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.9%/yr); 119 active listings in the ZIP; 1,742 units permitted in Alameda County in 2024 (856 in 5+ unit buildings).
• At $10,365/mo this rent would consume 172% 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 $7k of loan paydown is wiped out by about $32k 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 279 days — a 12% lower offer ($950k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 15y 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.
• Current owner paid $340k; list at $1.08M implies a 218% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $950,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 279 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 1941 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.96% ✗
• Cap rate: 7.71%
• Cash-on-cash: 5.05%
• DSCR: 1.22
• GRM: 8.7

CMA / ARV

• ARV (median comp): $893,201
• List price: $1,080,000
• Delta: 20.91%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2169 48th Ave	0.26mi	11/— (-1)	3,896 (-4%)	8mo	$830,000	$213	69

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: -7.5%
• Equity multiple: 0.72×
• Total profit: $-84,833
• Equity at exit: $161,032

10-year hold

• IRR: 3.0%
• Equity multiple: 1.23×
• Total profit: $68,811
• Equity at exit: $93,379

Cash invested: $302,400 (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: 34.7×

Monthly cashflow live

• Estimated rent: $10,365 high
• Mortgage (P&I): −$5,664
• Tax from tax record: −$803 /mo · $9,637/yr
• Insurance: −$450
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,177
• Net cashflow: $1,272

Break-even live

Break-even rent $8,755

Max offer price $1,080,000

Occupancy floor 83%

Sensitivity live

Price	-10% $1,883	-5% $1,577	+0% $1,272	+5% $966	+10% $660
Rent	-10% $453	-5% $862	+0% $1,272	+5% $1,681	+10% $2,090
Rate	-1.0pp $1,815	-0.5pp $1,546	base $1,272	+0.5pp $992	+1.0pp $707

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

Units	Beds	Baths	Est. rent
▸ 4× units	3	2	$10,364
Total (4 units)			$10,365

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: $270,000
• Closing costs: $32,400
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-09
   days on market $1,080,000 Active 279 DOM
2. 2026-06-08
   days on market $1,080,000 Active 278 DOM
3. 2026-06-07
   days on market $1,080,000 Active 277 DOM
4. 2026-06-04
   days on market $1,080,000 Active 274 DOM
5. 2026-06-03
   days on market $1,080,000 Active 273 DOM
6. 2026-06-02
   days on market $1,080,000 Active 272 DOM
7. 2026-06-01
   days on market $1,080,000 Active 271 DOM
8. 2026-05-31
   days on market $1,080,000 Active 270 DOM
9. 2026-02-05
   price $1,080,000 496-char remark

   Show marketing remark (496 chars)

   Fully occupied four-plex in a prime, high-demand rental location. Each unit offers 3 bedrooms, 2 bathrooms, and a private suite with a spacious floor plan. Current rents are below market, offering future income growth potential. The gated complex includes 4 parking spaces, offering both security and convenience. Just half a block from Fremont High School and minutes to Mills College, major freeways, bus routes, shops, and dining. A solid investment with stable occupancy and long-term upside.

10. 2025-11-14
    status Active 496-char remark

    Show marketing remark (496 chars)

    Fully occupied four-plex in a prime, high-demand rental location. Each unit offers 3 bedrooms, 2 bathrooms, and a private suite with a spacious floor plan. Current rents are below market, offering future income growth potential. The gated complex includes 4 parking spaces, offering both security and convenience. Just half a block from Fremont High School and minutes to Mills College, major freeways, bus routes, shops, and dining. A solid investment with stable occupancy and long-term upside.

11. 2025-11-14
    status Pending 496-char remark

    Show marketing remark (496 chars)

    Fully occupied four-plex in a prime, high-demand rental location. Each unit offers 3 bedrooms, 2 bathrooms, and a private suite with a spacious floor plan. Current rents are below market, offering future income growth potential. The gated complex includes 4 parking spaces, offering both security and convenience. Just half a block from Fremont High School and minutes to Mills College, major freeways, bus routes, shops, and dining. A solid investment with stable occupancy and long-term upside.

12. 2025-09-03
    listed $1,100,000 Active 496-char remark

    Show marketing remark (496 chars)

    Fully occupied four-plex in a prime, high-demand rental location. Each unit offers 3 bedrooms, 2 bathrooms, and a private suite with a spacious floor plan. Current rents are below market, offering future income growth potential. The gated complex includes 4 parking spaces, offering both security and convenience. Just half a block from Fremont High School and minutes to Mills College, major freeways, bus routes, shops, and dining. A solid investment with stable occupancy and long-term upside.

13. 2023-11-26
    historical
14. 2023-07-24
    status Active
15. 2023-07-24
    price $1,295,000
16. 2023-07-01
    historical
17. 2023-04-20
    listed $1,350,000 Active
18. 2011-12-05
    soldstatus $340,000 Sold
19. 2011-11-11
    status Pending
20. 2011-11-08
    status Back On Market
21. 2011-10-22
    status Pending
22. 2011-09-24
    listed $329,900 New
23. 2007-10-03
    historical
24. 2000-02-10
    soldstatus $210,000

ⓘ 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: $9,637 · $803/mo
• Projected year-2 tax: $9,637 · $803/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 4/10 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: $124,380
• − Mortgage interest: −$60,497
• − Property taxes: −$9,637
• − Insurance: −$5,400
• − Repairs & maintenance: −$9,950
• − Management: −$9,950
• − Depreciation: −$31,418
• Taxable loss: −$2,473
• Est. tax savings @ 24.0%: +$594
• After-tax cash flow: $15,853/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

+414.3% since first listed

16 events — show timeline

• 2026-02-05 Price Changed $1,080,000 San Francisco MLS
• 2025-11-14 Relisted — San Francisco MLS
• 2025-11-14 Pending — San Francisco MLS
• 2025-09-03 Listed $1,100,000 San Francisco MLS
• 2023-11-26 Delisted — San Francisco MLS
• 2023-07-24 Relisted — San Francisco MLS
• 2023-07-24 Price Changed $1,295,000 San Francisco MLS
• 2023-07-01 Delisted — San Francisco MLS
• 2023-04-20 Listed $1,350,000 San Francisco MLS
• 2011-12-05 Sold (MLS) $340,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2011-11-11 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2011-11-08 Relisted — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2011-10-22 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2011-09-24 Listed $329,900 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2007-10-03 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2000-02-10 Sold (Public Records) $210,000 Public Records

Property tax history

-0.1%/yr

Latest (2025): $9,637 · +4.9% YoY. Source: county tax records.