1362 104th Ave · Oakland, CA 94603

$750,000

4 bd · 5.0 ba · 4,134 sqft · MultiFamily public records · 303 Days on market

Built 1929 5,000 sqft lot $181/sqft · 13% below area Est $866k · 13% 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 +27.6/30.0
• ARV discount +13.5/15.0
• DSCR +9.7/10.0
• 1% rule +7.5/10.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Build in an era when interior space was a commodity that we would consider wasteful today, this 4000+ SF Fixer has so much space a future investor can reconfigure units to appeal to modern tastes for premium revenues. Blocks away from the San Leandro border and new development in the area, this one of a kind opportunity offers tremendous upside and long term appreciation. Bring a contractor. Cash sale only. This is a 5 plex but can be reconfigured down to 4 plex per zoning spot. 2x Ground Floor 2 Bedroom 1 bath units approx. 900 SF. 3x Upstairs 1 bedroom 1 bath units, approx. 800 SF. Contact City for details. Property may be conveyed vacant. Call agent for details.

Key facts

• 5,000 sq ft lot
• Built 1929
• Listed 302 days

What this means for you Summary

Snapshot

• This is a 2×2bd/1ba + 2×1bd/1ba units multifamily listed at $750k.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive. Per door: $558/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $750k).
• Recommended offer: $660k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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: Esperanza Elementary (422 students, 96% FRL); Elmhurst United Middle (766 students, 94% FRL); Castlemont High (680 students, 98% FRL) — zoned schools average 96% FRL vs 68% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.6%/yr); 98 active listings in the ZIP; solid renter incomes; 1,742 units permitted in Alameda County in 2024 (856 in 5+ unit buildings).
• At $9,388/mo this rent would consume 147% of the median local household income ($77k/yr) (locally 2061% 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 $22k 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 303 days — a 12% lower offer ($660k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 30y 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 $99k; list at $750k implies a 658% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $660,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 303 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 1929 — 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: 1.25% ✓
• Cap rate: 9.87%
• Cash-on-cash: 12.76%
• DSCR: 1.57
• GRM: 6.7

CMA / ARV

• ARV (median comp): $865,933
• List price: $750,000
• Delta: -13.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.58% rent growth · sell at horizon

5-year hold

• IRR: 1.0%
• Equity multiple: 1.04×
• Total profit: $7,631
• Equity at exit: $111,827

10-year hold

• IRR: 9.1%
• Equity multiple: 1.66×
• Total profit: $137,643
• Equity at exit: $64,846

Cash invested: $210,000 (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 94603

• Rents YoY: 1.6%
• Active inventory: 98
• Price-to-rent: 25.2×

Monthly cashflow live

• Estimated rent: $9,388 high
• Mortgage (P&I): −$3,933
• Tax est. 1.5%: −$938 /mo · $11,250/yr
• Insurance: −$312
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,971
• Net cashflow: $2,233

Break-even live

Break-even rent $6,561

Max offer price $750,000

Occupancy floor 71%

Sensitivity live

Price	-10% $2,752	-5% $2,493	+0% $2,233	+5% $1,974	+10% $1,715
Rent	-10% $1,492	-5% $1,863	+0% $2,233	+5% $2,604	+10% $2,975
Rate	-1.0pp $2,611	-0.5pp $2,424	base $2,233	+0.5pp $2,039	+1.0pp $1,841

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$4,966
▸ 2× units	1	1	$4,422
Total (4 units)			$9,388

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: $187,500
• Closing costs: $22,500
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-01
   days on market $750,000 Active 303 DOM
2. 2026-05-31
   days on market $750,000 Active 302 DOM
3. 2025-08-02
   listed $750,000 Active 673-char remark

   Show marketing remark (360 chars)

   Bring a contractor opportunity. Cash sale only. This is a 5 plex but can be reconfigured to 4 plex per zoning spot. 2x Ground Floor 2 Bedroom 1 bath units approx. 900 SF. 3x Upstairs 1 bedroom 1 bath units, approx. 800 SF. Contact City for details. Property may be conveyed vacant, call agent for details. Rare opportunity for the right buyer. Bring all offers

4. 2025-08-02
   listed $750,000 Active 360-char remark

   Show marketing remark (360 chars)

   Bring a contractor opportunity. Cash sale only. This is a 5 plex but can be reconfigured to 4 plex per zoning spot. 2x Ground Floor 2 Bedroom 1 bath units approx. 900 SF. 3x Upstairs 1 bedroom 1 bath units, approx. 800 SF. Contact City for details. Property may be conveyed vacant, call agent for details. Rare opportunity for the right buyer. Bring all offers

5. 2024-07-10
   historical
6. 2024-07-01
   status Pending
7. 2024-06-24
   status Active
8. 2024-06-03
   status Pending
9. 2024-05-28
   status Active
10. 2024-05-21
    status Pending
11. 2024-05-17
    price
12. 2024-05-06
    listed Active
13. 2019-10-01
    historical
14. 2019-06-14
    listed $848,999
15. 2019-04-01
    historical
16. 2018-10-10
    listed $875,000
17. 1996-11-13
    soldstatus $99,000
18. 1996-11-13
    soldstatus $99,000
19. 1996-11-13
    soldstatus $99,000
20. 1996-06-12
    historical
21. 1996-01-18
    listed $115,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥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: $112,656
• − Mortgage interest: −$42,012
• − Property taxes: −$11,250
• − Insurance: −$3,750
• − Repairs & maintenance: −$9,012
• − Management: −$9,012
• − Depreciation: −$21,818
• Taxable income: $15,801
• Est. tax owed @ 24.0%: −$3,792
• After-tax cash flow: $23,009/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): 35,742
• Household income: $76,723
• Rent vs Own: 52.1% rent · 47.9% own
• Severe rent burden: 2061.0

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: Majority Hispanic (63%)
• Race & ethnicity: Hispanic / Latino 63% Black 25% Two or more races 11% Asian 5% White 4% Native American 1% Pacific Islander 1%
• Hispanic origin (detail): Mexican 51%
• Foreign-born: 37% · Canada, China, Vietnam
• Languages at home: 37% English-only · Spanish 56% Other Asian/Pacific 2% Chinese 1%

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: ▼ -665.46%
• Current HPI: 396.0247
• Rent YoY: ▲ 1.58%
• 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

+552.2% since first listed

19 events — show timeline

• 2025-08-02 Listed $750,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-08-02 Listed $750,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2024-07-10 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2024-07-01 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2024-06-24 Relisted — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2024-06-03 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2024-05-28 Relisted — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2024-05-21 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2024-05-17 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2024-05-06 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2019-10-01 Listing Removed — SDMLS
• 2019-06-14 Listed $848,999 SDMLS
• 2019-04-01 Listing Removed — SDMLS
• 2018-10-10 Listed $875,000 SDMLS
• 1996-11-13 Sold (Public Records) $99,000 Public Records
• 1996-11-13 Sold (Public Records) $99,000 Public Records
• 1996-11-13 Sold (MLS) $99,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 1996-06-12 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 1996-01-18 Listed $115,000 bridgeMLS, Bay East AOR, or Contra Costa AOR

Property tax history

+15.1%/yr

Latest (2025): $37,867 · +28.7% YoY. Source: county tax records.